22a, Sidney Road, Beckenham, BR3 4QA

22a is a two-bedroom semi-detached house in Beckenham (BR3 4QA). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to 1900-1929 and council tax band C. At 67 m² this is the 9th smallest of 26 units on EPC record in the building, where floor areas span 54–182 m². The building's EPC ratings span F to D, with this unit at the top. The latest certificate (July 2020) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since May 2019. Between certificates, hot-water efficiency went from Very Poor to Good and main heating went from Very Poor to Good; while wall efficiency dropped from Very Good to Very Poor and roof efficiency dropped from Good to Average. The recommended improvements would push it to C (score 77).

Held since December 2009 — that's 16 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 2001–2009, sale prices on this property compounded at 4.6% per year. Today's modelled estimate of £358,000 sits 104.6% above the 2009 sale of £175,000. On a £-per-square-foot basis, the last sale (£243/sq ft) was about 22.3% below the postcode norm.