13 Bywood Avenue, Croydon, CR0 7RB

13 Bywood Avenue is a two-bedroom end-of-terrace house in Croydon (CR0 7RB). It has a recorded floor area of 54 m² (around 581 sq ft) and construction records dating it to 1900-1929. The latest certificate (March 2017) shows an F (score 37), near the bottom of the EPC scale. When first surveyed in December 2010 the rating was G, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average, hot-water efficiency went from Very Poor to Average and lighting went from Good to Very Good. The recommended improvements would lift it to C (score 70), a 3-band jump. Main heating runs on electricity. At 54 m² this is the 6th smallest of 12 units on EPC record in the building, where floor areas span 37–99 m². The building's EPC ratings span F to C, with this unit at the bottom. On EPC score it ranks last in the building (37 versus a best of 72).

Held since September 2006 — that's 20 years off the open market, well above the local norm. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2002–2006, sale prices on this property compounded at 19.2% per year. Today's modelled estimate of £257,000 sits 79.7% above the 2006 sale of £143,000. On a £-per-square-foot basis, the last sale (£246/sq ft) was about 43.7% below the postcode norm. One planning record on file: an extension approved in 2006. Past consents include an extension, meaningful when judging how the property has evolved.