11b, Edric Road, Lewisham, London, SE14 5EN

11b is a one-bedroom mid-terrace house in Lewisham, London, London (SE14 5EN). It has a recorded floor area of 50 m² (around 536 sq ft), construction records dating it to 1900-1929 and council tax band B. At 50 m² this is the 5th smallest of 34 units on EPC record in the building, where floor areas span 46–130 m². The building's EPC ratings span E to C across 34 units on file. The latest certificate (September 2010) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 70). The latest certificate is from September 2010, so improvements made since then won't be reflected.

It hasn't traded since July 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced London HPI: 13.8% per year against 0% for the wider region. Today's modelled estimate of £337,000 sits 72.8% above the 2007 sale of £195,000. At 50 m² it sits well below the postcode median (76 m² across 33 EPCs), making it one of the more compact homes locally. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, a basement excavation, new windows and tree works, meaningful when judging how the property has evolved.