86 Lower Ham Road, Kingston Upon Thames, KT2 5BB

86 Lower Ham Road is a two-bedroom detached house in Kingston Upon Thames (KT2 5BB). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to 1950-1966 and council tax band D. At 58 m² this is the smallest unit on EPC record across the building (58–240 m²). The building's EPC ratings span G to D across 5 units on file. The latest certificate (July 2020) shows an E (score 45), well below the UK norm with real room to improve. When first surveyed in September 2014 the rating was F, the property has climbed 1 band since. Between certificates, hot-water efficiency dropped from Poor to Very Poor and lighting dropped from Average to Very Poor. The recommended improvements would push it to D (score 63). Main heating runs on electricity.

At 58 m² it sits well below the postcode median (139 m² across 4 EPCs), making it one of the more compact homes locally. 8 planning records sit against the property, 4 approved, 4 refused. Past consents include an extension, a porch, subdivision and a conservatory, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£665/sq ft) was about 16% above the typical sold price in the postcode. On the market in October 2016 and unlisted since — roughly 10 years.