170a, Whitehorse Road, Croydon, CR0 2LA

170a is a semi-detached house in Croydon (CR0 2LA). It has a recorded floor area of 15 m² (around 161 sq ft), construction records dating it to 1930-1949 and council tax band A. At 15 m² this is the smallest unit on EPC record across 170a (15–53 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (49 versus a best of 76). The latest certificate (January 2026) shows an E (score 49), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since October 2012. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Poor to Very Good; while window efficiency dropped from Average to Poor and hot-water efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 73), a 2-band jump. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.

Today's modelled estimate of £368,000 sits 57.9% above the 2013 sale of £233,000. On a £-per-square-foot basis, the last sale (£1,443/sq ft) was about 459% above the typical sold price in the postcode. At 15 m² it sits well below the postcode median (88 m² across 36 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs). One planning record on file: HMO conversion approved in 2013. Past consents include HMO conversion, meaningful when judging how the property has evolved. Last sold in August 2013, so it's been off the market for around 13 years.