38 Drake Crescent, Bexley, London, SE28 8PZ

38 Drake Crescent is a semi-detached 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 1996-2002 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 top. The latest certificate (August 2024) shows a C (score 73). The rating has held steady at C across 2 certificates since August 2014. Between certificates, lighting went from Average to Very Good and main heating went from Poor to Average. Main heating runs on electricity.

Across 2003–2022, sale prices on this property compounded at 18.8% per year. Today's modelled estimate of £210,000 is 91.6% below the 2022 sale of £2,495,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£4,545/sq ft) was about 2142.7% above the typical sold price in the postcode. At 51 m² it sits well below the postcode median (78 m² across 33 EPCs), making it one of the more compact homes locally. Last sale on file: £2,495,000 in February 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.