22 Dryad House, Laymarsh Close, Belvedere, DA17 5FD
About 22 Dryad House
22 Dryad House is an end-of-terrace house in Belvedere (DA17 5FD). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to 2007-2011 and council tax band C. At 74 m² this is the 6th smallest of 23 units on EPC record in the building, where floor areas span 69–107 m². The building's EPC ratings span C to B, with this unit at the bottom. The latest certificate (March 2025) shows a C (score 78), near the top of the C band. Earlier certificates rated it B (September 2009); the latest reading is one band lower. Between certificates, wall efficiency dropped from Very Good to Good and roof efficiency dropped from Very Good to Good.
It lags the bulk of the postcode on energy efficiency (less efficient than 82% of similar EPCs).
Know exactly what you're buying at 22 Dryad House
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency decreased
Windows upgraded to triple glazing
More low energy lighting installed
Planning history
22 Dryad House has no planning applications on record.
Notable planning nearby
6applications of note in the surrounding area
We flagged 2 things worth checking at 22 Dryad House
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
22 Dryad House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£250,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Everything we know about 22 Dryad House, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Laymarsh Close homes
On epc rating, 22 Dryad House runs well behind the street norm.
EPC Rating
78 (C)
Street avg 83 (B)
Floor Area
74 m²
Street avg 79 m²
CO₂ Emissions
1.6 t/year
Street avg 1.3 t/year
Habitable Rooms
3 rooms
Street avg 4 rooms
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
4/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
St. Augustines Road — bus stop.
Closest school
0.2 km
St Augustine of Canterbury CofE Primary School. 40 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
51.5dB
Night-time· 23:00 – 07:00
42.4dB