21 Adams Way, Croydon, CR0 6XN

21 Adams Way is a two-bedroom mid-terrace house in Croydon (CR0 6XN). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (August 2020) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in September 2010 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good and hot-water efficiency went from Very Poor to Poor; while roof efficiency dropped from Good to Average. The recommended improvements would push it to C (score 79). Main heating runs on electricity. At 53 m² this is the 14th smallest of 20 units on EPC record in the building, where floor areas span 26–57 m². The building's EPC ratings span E to C across 20 units on file.

Held since May 2002 — that's 24 years off the open market, well above the local norm. At 53 m² the property is well over the postcode median (30 m² across 19 EPCs), placing it in the larger end of the local stock. Across 1998–2002, sale prices on this property compounded at 19.8% per year. Today's modelled estimate of £262,000 sits 114.8% above the 2002 sale of £122,000. On a £-per-square-foot basis, the last sale (£214/sq ft) was about 16.2% below the postcode norm.