21 Winifred Road, Erith, DA8 1AJ

21 Winifred Road is a three-bedroom semi-detached house in Erith (DA8 1AJ). It has a recorded floor area of 11 m² (around 118 sq ft), construction records dating it to 1900-1929 and council tax band D. At 11 m² this is the smallest unit on EPC record across the building (11–118 m²). The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (April 2016) shows an E (score 46), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2013. Between certificates, hot-water efficiency dropped from Good to Very Poor and lighting dropped from Average to Very Poor. The recommended improvements would lift it to C (score 69), a 2-band jump. Main heating runs on electricity. The latest certificate is from April 2016, so improvements made since then won't be reflected.

Today's modelled estimate of £373,000 sits 55.4% above the 2014 sale of £240,000. On a £-per-square-foot basis, the last sale (£2,027/sq ft) was about 890% above the typical sold price in the postcode. At 11 m² it sits well below the postcode median (54 m² across 40 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. 12 years since the last transfer (July 2014).