85 Cranbrook Road, Thornton Heath, CR7 8PQ

85 Cranbrook Road is a two-bedroom end-of-terrace house in Thornton Heath (CR7 8PQ). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to 1900-1929 and council tax band B. At 68 m² this is the 8th smallest of 27 units on EPC record in the building, where floor areas span 48–104 m². The building's EPC ratings span E to C, with this unit at the top. Period features are noted in the property record. The latest certificate (September 2025) shows a C (score 77), near the top of the C band. When first surveyed in July 2014 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Average to Good. The recommended improvements would push it to B (score 81).

Sale prices here have outpaced England HPI: 7.9% per year against 0% for the wider region. Today's modelled estimate of £322,000 is 27.3% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£346/sq ft) was about 58.7% above the typical sold price in the postcode. At 68 m² it's 17.1% smaller than the typical home in the postcode (82 m² median across 26 EPCs). Its energy rating outperforms most of the postcode (better than 85% of similar EPCs). Most recent transfer: August 2019 at £253,000.