32e, Manor Road, Beckenham, BR3 5LE

32e is a two-bedroom detached house in Beckenham (BR3 5LE). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to before 1900 and council tax band C. At 71 m² this is the 43rd smallest of 60 units on EPC record in the building, where floor areas span 17–347 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (October 2022) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (November 2010); the latest reading is one band lower. Between certificates, window efficiency went from Poor to Good and lighting went from Very Poor to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to D (score 57).

Held since April 2004 — that's 22 years off the open market, well above the local norm. At 71 m² the property is well over the postcode median (54 m² across 59 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 90% of similar EPCs). Across 1997–2004, sale prices on this property compounded at 15.4% per year. Today's modelled estimate of £360,000 sits 97.8% above the 2004 sale of £182,000. On a £-per-square-foot basis, the last sale (£238/sq ft) was about 22.8% below the postcode norm.