169a, High Street, Beckenham, BR3 1AE
About 169a
169a is a one-bedroom end-of-terrace house in Beckenham (BR3 1AE). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1900-1929 and council tax band B. At 43 m² this is the smallest unit on EPC record across the building (43–88 m²). The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (67 versus a best of 73). The latest certificate (October 2015) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 4 certificates since November 2009. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Poor. The recommended improvements would push it to C (score 74). The latest certificate is from October 2015, so improvements made since then won't be reflected.
Most recent transfer was February 2025 at £232,000 — fresh data. One planning record on file: change of use to residential approved in 2008. Past consents include change of use to residential, meaningful when judging how the property has evolved. Across 2010–2025, sale prices on this property compounded at 3.4% per year. Today's modelled estimate of £258,000 is 11.2% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£501/sq ft) was about 91.4% above the typical sold price in the postcode. At 43 m² it's 22.5% smaller than the typical home in the postcode (56 m² median across 8 EPCs).
Know exactly what you're buying at 169a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms1
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
Energy performance
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Oct 2025
EPC Rating
Property Improvements
Changes detected from historical EPC data
Window efficiency improved
More low energy lighting installed
Wall insulation improved
Low energy lighting percentage decreased
Planning history
- Apr 2008Change of UseAmendmentIn report
Change of use from first floor office to one bedroom flat
- Documents
- 5 docs on file
- Reference
- 08/00622/FULL2
We flagged 2 things worth checking at 169a
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
£258,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.4% per year over 15 years.
£232,000
Growth on file: 3.4% per year over 15 years.
Sales timeline
28 February 2025Most recent
£232,000
+63.4%over 14 years6 July 2010
£142,000
Median price across the last 3 sales in BR3 1AE: £248,000 (2017–2004).
Nearby sales in BR3 1AE
Everything we know about 169a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other High Street homes
EPC Rating for 169a lags the street by a wide margin.
EPC Rating
67 (D)
Street avg 68 (D)
Floor Area
43 m²
Street avg 57 m²
CO₂ Emissions
1.9 t/year
Street avg 2.2 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
9/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
St Edmund's Hall — bus stop.
Closest school
0.5 km
Harris Primary Academy Beckenham Green. 43 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
53.4dB
Night-time· 23:00 – 07:00
44.1dB