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

13b is an 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 3 certificates since November 2008. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 77).

Untraded for 21 years, with the last transfer in February 2005. Today's modelled estimate of £249,000 sits 66% above the 2005 sale of £150,000. On a £-per-square-foot basis, the last sale (£317/sq ft) was about 56.5% above the typical sold price in the postcode. At 44 m² it sits well below the postcode median (72 m² across 9 EPCs), making it one of the more compact homes locally.