Flat 2, 112 Waddon New Road, Croydon, CR0 4JE

Flat 2 is an end-of-terrace house in Croydon (CR0 4JE). It has a recorded floor area of 31 m² (around 334 sq ft), construction records dating it to 1991-1995 and council tax band B. At 31 m² this is the smallest unit on EPC record across the building (31–39 m²). The building's EPC ratings span D to B across 8 units on file. The latest certificate (June 2023) shows a C (score 69), just inside the C band. When first surveyed in March 2013 the rating was D, the property has climbed 1 band since. Main heating runs on electricity.

Held since June 1995 — that's 31 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £152,000 sits 560.9% above the 1995 sale of £23,000. On a £-per-square-foot basis, the last sale (£69/sq ft) was about 62.9% below the postcode norm. At 31 m² it sits well below the postcode median (70 m² across 32 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 72% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and subdivision, meaningful when judging how the property has evolved.