14 Evening Hill, Beckenham, BR3 5UH

14 Evening Hill is a two-bedroom end-of-terrace house in Beckenham (BR3 5UH). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to 1967-1975 and council tax band D. At 63 m² this is the 11th smallest of 13 units on EPC record in the building, where floor areas span 33–67 m². The building's EPC ratings span D to B, with this unit at the bottom. The latest certificate (March 2019) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it C (February 2009); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Average to Poor and roof efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 80).

Held since June 2009 — that's 17 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 1997–2009, sale prices on this property compounded at 8.9% per year. Today's modelled estimate of £339,000 sits 83.2% above the 2009 sale of £185,000. At 63 m² it's 21.2% larger than the typical home in the postcode (52 m² median across 12 EPCs).