13a, Station Approach, Hayes, Bromley, BR2 7EQ

13a is a two-bedroom end-of-terrace house in Hayes, Bromley, Bromley (BR2 7EQ). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1930-1949 and council tax band B. At 71 m² this is the 7th smallest of 17 units on EPC record in the building, where floor areas span 45–110 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (44 versus a best of 73). The latest certificate (November 2024) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 4 certificates since October 2008. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Very Poor to Good and window efficiency went from Average to Good; while hot-water efficiency dropped from Good to Very Poor and main heating dropped from Good to Very Poor. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on electricity.

Most recent transfer: June 2021 at £320,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs). Across 1997–2021, sale prices on this property compounded at 6.6% per year. Today's modelled estimate of £408,000 is 27.5% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£419/sq ft) was about 94.9% above the typical sold price in the postcode.