35 Drake Crescent, Bexley, London, SE28 8PZ

35 Drake Crescent is a two-bedroom mid-terrace house in Bexley, London, London (SE28 8PZ). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1967-1975 and council tax band B. At 51 m² this is the 7th smallest of 34 units on EPC record in the building, where floor areas span 45–134 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 (43 versus a best of 77). The latest certificate (July 2020) shows an E (score 43), well below the UK norm with real room to improve. Earlier certificates rated it D (March 2020); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on electricity.

At 51 m² it sits well below the postcode median (78 m² across 33 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: February 2023 at £230,000. Across the public record there are 5 sales, relatively high churn for a single property. Across 2001–2023, sale prices on this property compounded at 4.9% per year. On a £-per-square-foot basis, the last sale (£419/sq ft) was about 108.5% above the typical sold price in the postcode.