Flat 1, 52 Birdhurst Road, South Croydon, CR2 7EB

Flat 1 is a two-bedroom end-of-terrace house in South Croydon (CR2 7EB). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1900-1929 and council tax band C. At 55 m² this is the smallest unit on EPC record across the building (55–100 m²). The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (January 2025) shows a D (score 63), on the cusp of jumping into the C band. Earlier certificates rated it C (November 2010); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76).

Held since May 2007 — that's 19 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced England HPI: 12.9% per year against 0% for the wider region. Today's modelled estimate of £289,000 sits 61.5% above the 2007 sale of £179,000. On a £-per-square-foot basis, the last sale (£302/sq ft) was about 58.2% above the typical sold price in the postcode. At 55 m² it's 17.9% smaller than the typical home in the postcode (67 m² median across 28 EPCs).