10b, Havelock Road, Croydon, CR0 6QP

10b is a three-bedroom detached house in Croydon (CR0 6QP). It has a recorded floor area of 139 m² (around 1496 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (September 2021) shows a C (score 73). The rating has held steady at C across 2 certificates since September 2011. Between certificates, wall efficiency went from Average to Good and lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average.

Held since July 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 139 m² the property is well over the postcode median (69 m² across 58 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £566,000 sits 88.7% above the 2007 sale of £300,000. On a £-per-square-foot basis, the last sale (£201/sq ft) was about 20.7% below the postcode norm. 3 planning records sit against the property, 1 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved.