65a, High Street, Caterham, CR3 5UF

65a is an end-of-terrace house in Caterham (CR3 5UF). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to 1930-1949 and council tax band B. At 39 m² this is the 4th smallest of 14 units on EPC record in the building, where floor areas span 34–80 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (March 2020) shows an E (score 45), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since May 2009. Between certificates, hot-water efficiency went from Very Poor to Poor and lighting went from Poor to Good; while window efficiency dropped from Good to Average and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 70), a 2-band jump. Main heating runs on electricity.

Sale prices here have outpaced England HPI: 5.9% per year against 0% for the wider region. Today's modelled estimate of £161,000 is 13% below the 2021 sale of £185,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£441/sq ft) was about 56.4% above the typical sold price in the postcode. At 39 m² it sits well below the postcode median (60 m² across 13 EPCs), making it one of the more compact homes locally. Last sale on file: £185,000 in May 2021. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.