79a, North Western Avenue, Watford, WD25 0AG

79a is a one-bedroom property in Watford (WD25 0AG). It has a recorded floor area of 46 m² (around 496 sq ft), construction records dating it to 1930-1949 and council tax band B. At 46 m² this is the 9th smallest of 30 units on EPC record in the building, where floor areas span 42–140 m². The building's EPC ratings span E to B, with this unit at the bottom. The latest certificate (December 2009) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 67). The latest certificate is from December 2009, so improvements made since then won't be reflected.

Untraded for 16 years, with the last transfer in March 2010. Across the public record there are 4 sales, relatively high churn for a single property. Across 1996–2010, sale prices on this property compounded at 9.3% per year. Today's modelled estimate of £247,000 sits 58.3% above the 2010 sale of £156,000. On a £-per-square-foot basis, the last sale (£315/sq ft) was about 20.4% above the typical sold price in the postcode. At 46 m² it's 19.2% smaller than the typical home in the postcode (57 m² median across 29 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 90% of similar EPCs).