12b, Bedford Place, Brighton, BN1 2PT

12b is a two-bedroom semi-detached house in Brighton (BN1 2PT). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (November 2018) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in December 2008 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Good and main heating went from Poor to Good. The recommended improvements would push it to C (score 76). At 58 m² this is the 58th smallest of 75 units on EPC record in the building, where floor areas span 11–130 m². The building's EPC ratings span F to B across 75 units on file. Other recorded features include a balcony.

Held since May 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £272,000 sits 101.5% above the 2009 sale of £135,000. On a £-per-square-foot basis, the last sale (£216/sq ft) was about 28% below the postcode norm. At 58 m² it's 20.1% larger than the typical home in the postcode (48 m² median across 74 EPCs).