44a, Edward Road, Croydon, CR0 6DY

44a is an end-of-terrace house in Croydon (CR0 6DY). It has a recorded floor area of 32 m² (around 344 sq ft) and construction records dating it to 1900-1929. At 32 m² this is the smallest unit on EPC record across the building (32–141 m²). The building's EPC ratings span G to C, with this unit at the bottom. The latest certificate (December 2024) shows a G (score 15), near the bottom of the EPC scale. Earlier certificates rated it D (June 2009); the latest reading is 3 bands lower. Between certificates, hot-water efficiency dropped from Good to Very Poor and main heating dropped from Good to Very Poor. The recommended improvements would lift it to C (score 77), a 4-band jump. Main heating runs on to be used only when there is no heating/hot.

Held since March 2002 — that's 24 years off the open market, well above the local norm. At 32 m² it sits well below the postcode median (79 m² across 33 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £208,000 sits 160% above the 2002 sale of £80,000.