12b, Downs Road, Beckenham, BR3 5JY

12b is a two-bedroom mid-terrace house in Beckenham (BR3 5JY). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to before 1900 and council tax band C. Tenure is freehold. The latest certificate (July 2022) shows a D (score 59), a step below the typical UK home. When first surveyed in August 2011 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good and lighting went from Very Poor to Very Good; while roof efficiency dropped from Average to Very Poor. At 77 m² this is the 4th smallest of 18 units on EPC record in the building, where floor areas span 51–226 m². The building's EPC ratings span E to C across 18 units on file. Period features are noted in the property record.

Untraded for 19 years, with the last transfer in April 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1997–2007, sale prices on this property compounded at 12.8% per year. Today's modelled estimate of £338,000 sits 69% above the 2007 sale of £200,000. On a £-per-square-foot basis, the last sale (£241/sq ft) was about 21.9% below the postcode norm. At 77 m² it sits well below the postcode median (135 m² across 17 EPCs), making it one of the more compact homes locally.