High Pines, Bishops Walk, Croydon, CR0 5BA

High Pines is a detached house in Croydon (CR0 5BA). It has a recorded floor area of 311 m² (around 3348 sq ft), construction records dating it to 1967-1975 and council tax band H. The latest certificate (February 2021) shows an E (score 50), well below the UK norm with real room to improve. Earlier certificates rated it C (June 2014); the latest reading is 2 bands lower. Between certificates, roof efficiency went from Average to Good and lighting went from Very Poor to Very Good. The recommended improvements would lift it to C (score 72), a 2-band jump.

At 311 m² it sits well below the postcode median (452 m² across 22 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 77% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£566/sq ft) was about 111.1% above the typical sold price in the postcode. Most recent transfer: June 2021 at £1,895,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.