13a, Florence Road, Bexley, London, SE2 9HB

13a is a two-bedroom end-of-terrace house in Bexley, London, London (SE2 9HB). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to 1950-1966 and council tax band B. At 44 m² this is the smallest unit on EPC record across the building (44–123 m²). The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (March 2022) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since November 2008. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 77).

At 44 m² it sits well below the postcode median (72 m² across 9 EPCs), making it one of the more compact homes locally. Across 2003–2022, sale prices on this property compounded at 4.7% per year. On a £-per-square-foot basis, the last sale (£496/sq ft) was about 157.1% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 2 refused. Sold September 2022 for £235,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.