11 Eden Road, Beckenham, BR3 4AS
About 11 Eden Road
11 Eden Road is a two-bedroom mid-terrace house in Beckenham (BR3 4AS). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (February 2017) shows a C (score 70). When first surveyed in July 2016 the rating was F, the property has climbed 3 bands since. Between certificates, roof efficiency went from Very Poor to Average, hot-water efficiency went from Very Poor to Good and main heating went from Average to Good. The recommended improvements would push it to B (score 87). Period features are noted in the property record. The home occupies a cul-de-sac position.
Its energy rating outperforms most of the postcode (better than 85% of similar EPCs). Across 2016–2023, sale prices on this property compounded at 2.1% per year. Today's modelled estimate of £473,000 is 10% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£555/sq ft) was about 81.8% above the typical sold price in the postcode. Last sale on file: £430,000 in May 2023.
Know exactly what you're buying at 11 Eden Road
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
Outside
- Cul-de-sacYes
Building
- Period featuresYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Replaced storage heaters with gas boiler
Connected to mains gas supply
Heating controls upgraded for better temperature management
Hot water system upgraded
Roof insulation improved
Planning history
11 Eden Road has no planning applications on record.
Notable planning nearby
10applications of note in the surrounding area
We flagged 2 things worth checking at 11 Eden Road
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
11 Eden Road changed hands twice within eighteen months — unusual for the area.
£473,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.1% per year over 6 years.
£430,000
Growth on file: 2.1% per year over 6 years.
Sales timeline
4 May 2023Most recent
£430,000
+1.7%over 1 year24 November 2021
£423,000
+12.8%over 5 years11 November 2016
£375,000
Median price across the last 5 sales in BR3 4AS: £437,500 (2025–2024).
Everything we know about 11 Eden Road, 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 Eden Road homes
11 Eden Road outperforms the street on epc rating by a wide margin.
Price per m²
£5,972
Street avg £5,353
Floor Area
72 m²
Street avg 69 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.4 t/year
Street avg 3.4 t/year
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
The Close — bus stop.
Closest school
0.3 km
Marian Vian Primary School. 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
53.0dB
Night-time· 23:00 – 07:00
44.6dB