33b, Herbert Road, London, SE18 3SZ

33b is a two-bedroom mid-terrace house in London (SE18 3SZ). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1930-1949 and council tax band B. At 51 m² this is the smallest unit on EPC record across the building (51–52 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (50 versus a best of 74). Period features are noted in the property record. The latest certificate (March 2017) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 70), a 2-band jump.

Untraded for 21 years, with the last transfer in April 2005. At 51 m² it's 20.3% smaller than the typical home in the postcode (64 m² median across 15 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £245,000 sits 147.5% above the 2005 sale of £99,000.