21 Eden Road, Beckenham, BR3 4AS
About 21 Eden Road
21 Eden Road is a two-bedroom semi-detached house in Beckenham (BR3 4AS). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (July 2022) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2013. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 86), a 2-band jump.
At 79 m² it's 17.9% larger than the typical home in the postcode (67 m² median across 33 EPCs). Across 2002–2022, sale prices on this property compounded at 6.6% per year. Today's modelled estimate of £500,000 is 13.6% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£517/sq ft) was about 66.3% above the typical sold price in the postcode. Most recent transfer: October 2022 at £440,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 21 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
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency decreased
Planning history
21 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 21 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
Sale price has grown by over 3x since 2002.
£500,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.6% per year over 20 years.
£440,000
Growth on file: 6.6% per year over 20 years.
Sales timeline
12 October 2022Most recent
£440,000
+131.6%over 18 years30 January 2004
£190,000
+58.3%over 1 year16 May 2002
£120,000
Median price across the last 5 sales in BR3 4AS: £437,500 (2025–2024).
Everything we know about 21 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
Habitable Rooms for 21 Eden Road runs comfortably ahead of the street norm.
Price per m²
£5,570
Street avg £5,367
Floor Area
79 m²
Street avg 69 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.1 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