32 Reddown Road, Coulsdon, CR5 1AX

32 Reddown Road is an end-of-terrace house in Coulsdon (CR5 1AX). It has a recorded floor area of 29 m² (around 312 sq ft), construction records dating it to 1983-1990 and council tax band G. At 29 m² this is the smallest unit on EPC record across the building (29–192 m²). The building's EPC ratings span F to B across 31 units on file. The latest certificate (March 2021) shows a D (score 59), a step below the typical UK home. The rating has held steady at D across 2 certificates since September 2009. Between certificates, wall efficiency went from Average to Good, hot-water efficiency went from Poor to Average and lighting went from Very Poor to Very Good; while main heating dropped from Poor to Very Poor. The recommended improvements would push it to C (score 80). Main heating runs on to be used only when there is no heating/hot.

Sale prices here have outpaced England HPI: 5.2% per year against 0% for the wider region. Today's modelled estimate of £225,000 is 37.6% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£524/sq ft) was about 112.6% above the typical sold price in the postcode. Most recent transfer was June 2025 at £163,500 — fresh data. At 29 m² it sits well below the postcode median (85 m² across 30 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2009. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved.