Flat 1, 85 Richmond Road, Kingston Upon Thames, KT2 5BP

Flat 1 is an end-of-terrace house in Kingston Upon Thames (KT2 5BP). It has a recorded floor area of 25 m² (around 269 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (October 2025) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since March 2015. Between certificates, lighting went from Average to Good; while wall efficiency dropped from Poor to Very Poor and window efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on electricity. At 25 m² this is the 2nd smallest of 5 units on EPC record in the building, where floor areas span 22–36 m². The building's EPC ratings span F to D across 5 units on file.

At 25 m² it sits well below the postcode median (36 m² across 9 EPCs), making it one of the more compact homes locally. 10 years since the last transfer (February 2016). Across the public record there are 4 sales, relatively high churn for a single property. Across 1996–2016, sale prices on this property compounded at 10.7% per year. Today's modelled estimate of £241,000 is 14.8% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£780/sq ft) was about 99% above the typical sold price in the postcode.