Flat 1, 2 Francis Road, Croydon, CR0 2RT

Flat 1 is a one-bedroom end-of-terrace house in Croydon (CR0 2RT). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 1900-1929 and council tax band B. At 50 m² this is the smallest unit on EPC record across the building (50–116 m²). The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (June 2022) shows a D (score 65), on the cusp of jumping into the C band. Earlier certificates rated it C (May 2010); the latest reading is one band lower. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 76).

It hasn't traded since May 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £205,000 is 40.4% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£271/sq ft) was about 55.7% above the typical sold price in the postcode. At 50 m² it's 18% smaller than the typical home in the postcode (61 m² median across 23 EPCs).