Flat 2, 23 Barnmead Road, Beckenham, BR3 1JF
About Flat 2
Flat 2 is a two-bedroom semi-detached house in Beckenham (BR3 1JF). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (October 2022) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since March 2010. Between certificates, lighting went from Good to Very Good; while wall efficiency dropped from Good to Very Poor and window efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 78).
At 64 m² it sits well below the postcode median (131 m² across 19 EPCs), making it one of the more compact homes locally. Sold March 2023 for £450,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 1998–2023, sale prices on this property compounded at 7.3% per year. On a £-per-square-foot basis, the last sale (£653/sq ft) was about 66.8% above the typical sold price in the postcode.
Know exactly what you're buying at Flat 2
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
- Bedrooms2
- Bathrooms1
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Hot water efficiency decreased
Heating controls upgraded for better temperature management
Hot water efficiency improved
More low energy lighting installed
Planning history
Flat 2 has no planning applications on record.
Notable planning nearby
11applications of note in the surrounding area
We flagged 2 things worth checking at Flat 2
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
Price for Flat 2 has grown more than fourfold since the 1998 starting point.
£459,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.3% per year over 25 years.
£450,000
Growth on file: 7.3% per year over 25 years.
Sales timeline
30 March 2023Most recent
£450,000
+5.9%over 4 years12 December 2018
£425,000
+80.9%over 6 years29 July 2012
£235,000
+197.5%over 13 years27 August 1998
£79,000
Median price across the last 5 sales in BR3 1JF: £950,000 (2023–2020).
Nearby sales in BR3 1JF
Everything we know about Flat 2, 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 Barnmead Road homes
CO₂ Emissions for Flat 2 runs comfortably ahead of the street norm.
EPC Rating
68 (D)
Street avg 60 (D)
Floor Area
64 m²
Street avg 77 m²
CO₂ Emissions
2.5 t/year
Street avg 3.7 t/year
Habitable Rooms
3 rooms
Street avg 4 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
0.1 km
Kent House Rail Station — railway station.
Closest school
0.2 km
Alexandra Infant School. 47 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
52.0dB
Night-time· 23:00 – 07:00
42.1dB