188 New Cross Road, Lewisham, London, SE14 5AD

188 New Cross Road is a semi-detached house in Lewisham, London, London (SE14 5AD). It has a recorded floor area of 45 m² (around 484 sq ft) and construction records dating it to before 1900. The latest certificate (February 2016) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in July 2012 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Good and main heating went from Average to Good; while lighting dropped from Very Good to Average. The recommended improvements would push it to C (score 77). The latest certificate is from February 2016, so improvements made since then won't be reflected. At 45 m² this is the 2nd smallest of 10 units on EPC record in the building, where floor areas span 34–63 m². The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (65 versus a best of 73).

Sale prices here have outpaced London HPI: 16.1% per year against 0% for the wider region. Today's modelled estimate of £325,000 is 58.1% below the 2015 sale of £775,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£1,600/sq ft) was about 397.4% above the typical sold price in the postcode. Last changed hands 10 years ago, in November 2015. At 45 m² it's 15.1% smaller than the typical home in the postcode (53 m² median across 16 EPCs).