2 Ella Close, Beckenham, BR3 1GZ

2 Ella Close is a two-bedroom mid-terrace house in Beckenham (BR3 1GZ). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 2003-2006 and council tax band E. The latest certificate (September 2020) shows a C (score 77), near the top of the C band. The rating has held steady at C across 2 certificates since April 2010. Between certificates, hot-water efficiency went from Very Poor to Good; while window efficiency dropped from Good to Average and main heating dropped from Very Good to Good.

Held since August 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2002–2007, sale prices on this property compounded at -9.2% per year. Today's modelled estimate of £430,000 is 48.3% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£278/sq ft) was about 23.5% below the postcode norm. At 97 m² it's 21.5% smaller than the typical home in the postcode (124 m² median across 6 EPCs). 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count.