22 Abbey Crescent, Belvedere, DA17 5AY

22 Abbey Crescent is a semi-detached house in Belvedere (DA17 5AY). It has a recorded floor area of 125 m² (around 1345 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (March 2025) shows an E (score 51), well below the UK norm with real room to improve. Earlier certificates rated it D (January 2025); the latest reading is one band lower. Between certificates, lighting dropped from Very Good to Good. The recommended improvements would lift it to B (score 82), a 3-band jump.

It hasn't traded since December 2008, a hold of 17 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 125 m² the property is well over the postcode median (57 m² across 17 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £429,000 sits 114.5% above the 2008 sale of £200,000. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.