120a, Selsdon Road, South Croydon, CR2 6PG

120a is a one-bedroom end-of-terrace house in South Croydon (CR2 6PG). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1930-1949 and council tax band B. At 43 m² this is the 9th smallest of 24 units on EPC record in the building, where floor areas span 30–81 m². The building's EPC ratings span F to C across 24 units on file. The home occupies a cul-de-sac position. The latest certificate (February 2023) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2010. The recommended improvements would push it to C (score 73).

Held since March 2011 — that's 15 years off the open market, well above the local norm. Sale prices here have outpaced England HPI: 2.8% per year against 0% for the wider region. Today's modelled estimate of £215,000 sits 89.4% above the 2011 sale of £113,500. On a £-per-square-foot basis, the last sale (£245/sq ft) was about 28.2% below the postcode norm. At 43 m² it's 17.3% smaller than the typical home in the postcode (52 m² median across 23 EPCs).