38d, Havelock Road, Croydon, CR0 6QP

38d is a two-bedroom semi-detached house in Croydon (CR0 6QP). It has a recorded floor area of 54 m² (around 581 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (December 2020) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in October 2008 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Poor, hot-water efficiency went from Average to Good and main heating went from Average to Good; while window efficiency dropped from Good to Average and lighting dropped from Very Good to Good. The recommended improvements would push it to C (score 78). At 54 m² this is the 17th smallest of 59 units on EPC record in the building, where floor areas span 25–201 m². The building's EPC ratings span F to B across 59 units on file.

Held since September 2004 — that's 22 years off the open market, well above the local norm. Across 1999–2004, sale prices on this property compounded at 9.2% per year. Today's modelled estimate of £280,000 sits 120.5% above the 2004 sale of £127,000. At 54 m² it's 22.3% smaller than the typical home in the postcode (69 m² median across 58 EPCs).