23a, Baldwyns Road, Bexley, DA5 2AB

23a is a one-bedroom mid-terrace house in Bexley (DA5 2AB). It has a recorded floor area of 28 m² (around 301 sq ft), construction records dating it to 1900-1929 and council tax band B. At 28 m² this is the smallest unit on EPC record across the building (28–114 m²). The building's EPC ratings span E to C across 29 units on file. The latest certificate (June 2012) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75). The latest certificate is from June 2012, so improvements made since then won't be reflected.

Held since November 2008 — that's 18 years off the open market, well above the local norm. Across the public record there are 5 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 28 m² it sits well below the postcode median (89 m² across 28 EPCs), making it one of the more compact homes locally. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Across 1996–2008, sale prices on this property compounded at 14.7% per year. Today's modelled estimate of £196,000 is 31.5% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£494/sq ft) was about 126.5% above the typical sold price in the postcode.