25a, Cromwell Road, Beckenham, BR3 4LP

25a is a two-bedroom detached house in Beckenham (BR3 4LP). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (August 2014) shows a D (score 59), a step below the typical UK home. When first surveyed in March 2010 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Very Good, window efficiency went from Poor to Average and hot-water efficiency went from Poor to Good; while wall efficiency dropped from Average to Poor and lighting dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from August 2014, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.

Untraded for 15 years, with the last transfer in May 2011. Today's modelled estimate of £508,000 sits 84.7% above the 2011 sale of £275,000. On a £-per-square-foot basis, the last sale (£381/sq ft) was about 43.5% above the typical sold price in the postcode. At 67 m² it sits well below the postcode median (167 m² across 8 EPCs), making it one of the more compact homes locally. 4 planning records sit against the property, 2 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved.