Pincombe House, Flat 5, Orb Street, Southwark, London, SE17 1AH

Pincombe House is a three-bedroom end-of-terrace house in Southwark, London, London (SE17 1AH). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to 1950-1966 and council tax band C. At 74 m² this is the largest unit on EPC record across Pincombe House (47–74 m²). The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (June 2018) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75).

Held since September 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £459,000 sits 141.6% above the 2007 sale of £190,000. At 74 m² it's 18.1% larger than the typical home in the postcode (63 m² median across 10 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs).