Edenhall, Flat 2, 52 Albemarle Road, Beckenham, BR3 5HR

Edenhall is a three-bedroom semi-detached house in Beckenham (BR3 5HR). It has a recorded floor area of 104 m² (around 1119 sq ft) and construction records dating it to 1930-1949. At 104 m² this is the largest unit on EPC record across Edenhall (82–104 m²). The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (April 2016) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77). The latest certificate is from April 2016, so improvements made since then won't be reflected.

It hasn't traded since October 1999, a hold of 27 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 104 m² the property is well over the postcode median (65 m² across 53 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 81% of similar EPCs). Today's modelled estimate of £517,000 sits 269.3% above the 1999 sale of £139,995. On a £-per-square-foot basis, the last sale (£125/sq ft) was about 53.9% below the postcode norm.