52a, Reddown Road, Coulsdon, CR5 1AX

52a is a mid-terrace house in Coulsdon (CR5 1AX). It has a recorded floor area of 31 m² (around 334 sq ft), construction records dating it to 1983-1990 and council tax band F. The latest certificate (November 2024) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 4 certificates since December 2008. Between certificates, wall efficiency went from Poor to Good and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Very Good to Poor and main heating dropped from Very Good to Very Poor. The recommended improvements would push it to C (score 79). Main heating runs on electricity. At 31 m² this is the 4th smallest of 31 units on EPC record in the building, where floor areas span 29–192 m². The building's EPC ratings span F to B across 31 units on file.

Held since February 1999 — that's 27 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £488,000 sits 1449.2% above the 1999 sale of £31,500. On a £-per-square-foot basis, the last sale (£94/sq ft) was about 64% below the postcode norm. At 31 m² it sits well below the postcode median (85 m² across 30 EPCs), making it one of the more compact homes locally.