11 Cedars Road, Beckenham, BR3 4JE

11 Cedars Road is a two-bedroom semi-detached house in Beckenham (BR3 4JE). It has a recorded floor area of 63 m² (around 674 sq ft), construction records dating it to before 1900 and council tax band D. At 63 m² this is the smallest unit on EPC record across the building (63–265 m²). The building's EPC ratings span F to C across 19 units on file. The latest certificate (February 2011) shows an E (score 51), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since January 2011. Between certificates, window efficiency went from Very Poor to Poor; while hot-water efficiency dropped from Very Good to Average and lighting dropped from Very Good to Very Poor. The recommended improvements would push it to D (score 65). The latest certificate is from February 2011, so improvements made since then won't be reflected.

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. At 63 m² it sits well below the postcode median (143 m² across 18 EPCs), making it one of the more compact homes locally. Across 2000–2007, sale prices on this property compounded at 7.7% per year. Today's modelled estimate of £461,000 is 46.3% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£467/sq ft) was about 68.6% above the typical sold price in the postcode. One historical planning record sits against the property in 2000.