35 Pond Mead, Village Way, Southwark, London, SE21 7AR

35 Pond Mead is a two-bedroom semi-detached house in Southwark, London, London (SE21 7AR). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (January 2023) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in November 2008 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Good and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 88), a 2-band jump.

It hasn't traded since December 2008, a hold of 17 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. Across 2004–2008, sale prices on this property compounded at 5.3% per year. Today's modelled estimate of £629,000 sits 96.6% above the 2008 sale of £320,000. On a £-per-square-foot basis, the last sale (£437/sq ft) was about 18.8% above the typical sold price in the postcode. At 68 m² it's 26.9% smaller than the typical home in the postcode (93 m² median across 13 EPCs).