97a, North Western Avenue, Watford, WD25 0AG

97a is a one-bedroom semi-detached house in Watford (WD25 0AG). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1930-1949 and council tax band B. At 42 m² this is the smallest unit on EPC record across the building (42–140 m²). The building's EPC ratings span E to B across 30 units on file. The latest certificate (June 2021) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in March 2011 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Average to Good and lighting went from Very Poor to Very Good.

Held since January 1997 — that's 29 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £235,000 sits 487.5% above the 1997 sale of £40,000. On a £-per-square-foot basis, the last sale (£88/sq ft) was about 66.4% below the postcode norm. At 42 m² it's 26.3% smaller than the typical home in the postcode (57 m² median across 29 EPCs).