12 Albanwood, Watford, WD25 7BZ

12 Albanwood is a one-bedroom end-of-terrace house in Watford (WD25 7BZ). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 2007-2011 and council tax band C. At 61 m² this is the smallest unit on EPC record across the building (61–153 m²). The building's EPC ratings span C to B, with this unit at the bottom. On EPC score it ranks last in the building (75 versus a best of 91). The home occupies a cul-de-sac position. The latest certificate (June 2023) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since June 2010. Between certificates, lighting went from Average to Good; while wall efficiency dropped from Very Good to Good and hot-water efficiency dropped from Very Good to Good.

Held since September 2010 — that's 16 years off the open market, well above the local norm. At 61 m² it sits well below the postcode median (103 m² across 28 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). Today's modelled estimate of £231,000 is 38.7% above the 2010 sale price.