85a, Cherry Orchard Road, Croydon, CR0 6BE

85a is a two-bedroom end-of-terrace house in Croydon (CR0 6BE). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (March 2019) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in May 2009 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average; while window efficiency dropped from Good to Average and lighting dropped from Very Good to Good. The recommended improvements would lift it to B (score 87), a 2-band jump.

It hasn't traded since January 2007, a hold of 19 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. At 80 m² the property is well over the postcode median (24 m² across 47 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 77% of similar EPCs). Across 1997–2007, sale prices on this property compounded at 12.5% per year. Today's modelled estimate of £411,000 sits 86% above the 2007 sale of £221,000.