21 Benfield Crescent, Portslade, Brighton, BN41 2DB

21 Benfield Crescent is a three-bedroom detached house in Portslade, Brighton, Brighton (BN41 2DB). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (September 2014) shows an E (score 43), well below the UK norm with real room to improve. When first surveyed in July 2009 the rating was F, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Average; while hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would push it to D (score 68). Main heating runs on electricity. The latest certificate is from September 2014, so improvements made since then won't be reflected. At 77 m² this is the 2nd smallest of 11 units on EPC record in the building, where floor areas span 68–178 m². The building's EPC ratings span E to B, with this unit at the bottom. On EPC score it ranks last in the building (43 versus a best of 88).

It hasn't traded since October 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 77 m² it's 27.7% smaller than the typical home in the postcode (106 m² median across 10 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). Today's modelled estimate of £308,000 is 32.8% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£280/sq ft) was about 15.8% below the postcode norm.