13a, Burnt Ash Hill, Lewisham, London, SE12 0AA

13a is a one-bedroom mid-terrace house in Lewisham, London, London (SE12 0AA). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to 1900-1929 and council tax band B. The property has an EV charger on record, all of which lower running costs and tend to lift resale appeal. At 49 m² this is the 3rd smallest of 16 units on EPC record in the building, where floor areas span 38–248 m². The building's EPC ratings span E to C across 16 units on file. The latest certificate (January 2025) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since May 2014. Between certificates, window efficiency went from Poor to Average and lighting went from Good to Very Good. The recommended improvements would push it to C (score 74).

Sale prices here have outpaced London HPI: 8% per year against 0% for the wider region. Today's modelled estimate of £232,000 is 33% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£331/sq ft) was about 128% above the typical sold price in the postcode. At 49 m² it's 19% smaller than the typical home in the postcode (61 m² median across 22 EPCs). Most recent transfer: March 2022 at £174,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.