Flat 5, 16 Elm Road, Beckenham, BR3 4JB

Flat 5 is a two-bedroom detached house in Beckenham (BR3 4JB). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1900-1929 and council tax band C. At 82 m² this is the largest unit on EPC record across the building (39–82 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (52 versus a best of 74). The latest certificate (June 2014) shows an E (score 52), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since June 2013. Between certificates, hot-water efficiency went from Average to Good and lighting went from Very Poor to Average; while roof efficiency dropped from Average to Very Poor. The recommended improvements would lift it to C (score 69), a 2-band jump. The latest certificate is from June 2014, so improvements made since then won't be reflected.

Today's modelled estimate of £367,000 sits 95.7% above the 2013 sale of £187,500. On a £-per-square-foot basis, the last sale (£212/sq ft) was about 40.2% below the postcode norm. At 82 m² it sits well below the postcode median (136 m² across 23 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. Last changed hands 13 years ago, in October 2013.