628a, Old Kent Road, Southwark, London, SE15 1JB

628a is a three-bedroom detached house in Southwark, London, London (SE15 1JB). It has a recorded floor area of 14 m² (around 155 sq ft), construction records dating it to 1950-1966 and council tax band C. At 14 m² this is the smallest unit on EPC record across the building (14–79 m²). The building's EPC ratings span F to B, with this unit at the bottom. On EPC score it ranks last in the building (29 versus a best of 83). The latest certificate (May 2011) shows an F (score 29), near the bottom of the EPC scale. Earlier certificates rated it D (February 2009); the latest reading is 2 bands lower. Between certificates, window efficiency went from Very Poor to Poor; while hot-water efficiency dropped from Very Good to Very Poor and lighting dropped from Good to Very Poor. The recommended improvements would push it to E (score 50). Main heating runs on to be used only when there is no heating/hot. The latest certificate is from May 2011, so improvements made since then won't be reflected.

It hasn't traded since April 2008, a hold of 18 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. At 14 m² it sits well below the postcode median (47 m² across 23 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2001–2008, sale prices on this property compounded at 15.4% per year. Today's modelled estimate of £450,000 sits 81.5% above the 2008 sale of £248,000. On a £-per-square-foot basis, the last sale (£1,596/sq ft) was about 546.8% above the typical sold price in the postcode.