16 18, Flat 5, High Street, Beckenham, BR3 1AY
About 16 18
16 18 is a mid-terrace house in Beckenham (BR3 1AY). It has a recorded floor area of 51 m² (around 549 sq ft) and construction records dating it to 1900-1929. The latest certificate (November 2021) shows an F (score 37), near the bottom of the EPC scale. The rating has held steady at F across 3 certificates since April 2009. Between certificates, window efficiency went from Very Poor to Average and hot-water efficiency went from Poor to Average; while lighting dropped from Very Good to Very Poor. The recommended improvements would push it to E (score 50). Main heating runs on electricity. At 51 m² this is the 2nd smallest of 6 units on EPC record in 16 18, where floor areas span 43–78 m². The building's EPC ratings span F to D, with this unit at the bottom. On EPC score it ranks last in the building (37 versus a best of 65).
At 51 m² it's 15% smaller than the typical home in the postcode (60 m² median across 33 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 16 18
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
Energy performance
16 18 sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Single glazing replaced with double or better glazing
Hot water efficiency improved
Window efficiency improved
Low energy lighting percentage decreased
Planning history
16 18 has no planning applications on record.
Notable planning nearby
11applications of note in the surrounding area
We flagged 2 things worth checking at 16 18
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
16 18 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£272,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in BR3 1AY: £335,000 (2025–2021).
Nearby sales in BR3 1AY
St Brides House, Flat 4, 32 High Street, Beckenham, BR3 1AY
Sold Sept 2025
£300,000St Brides House, Flat 13, 32 High Street, Beckenham, BR3 1AY
Sold Mar 2024
£335,000Flat A, 56 High Street, Beckenham, BR3 1AY
Sold May 2022
£422,500St Brides House, Flat 11, 32 High Street, Beckenham, BR3 1AY
Sold Mar 2022
£267,000St Brides House, Flat 9, 32 High Street, Beckenham, BR3 1AY
Sold Dec 2021
£385,000
Everything we know about 16 18, 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
16 18 is notably below the street on epc rating.
EPC Rating
37 (F)
Street avg 64 (D)
Floor Area
51 m²
Street avg 62 m²
CO₂ Emissions
6.6 t/year
Street avg 2.6 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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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
0.0 km
Beckenham Junction Station — bus stop.
Closest school
0.2 km
Harris Primary Academy Beckenham Green. 44 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
54.4dB
Night-time· 23:00 – 07:00
44.6dB