85a, Manwood Road, Lewisham, London, SE4 1AB

85a is a two-bedroom end-of-terrace house in Lewisham, London, London (SE4 1AB). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 1900-1929 and council tax band C. At 56 m² this is the 2nd smallest of 10 units on EPC record in the building, where floor areas span 41–134 m². The building's EPC ratings span E to C across 10 units on file. Period features are noted in the property record. The latest certificate (April 2012) shows a D (score 59), a step below the typical UK home. The recommended improvements would push it to C (score 75). The latest certificate is from April 2012, so improvements made since then won't be reflected.

At 56 m² it sits well below the postcode median (95 m² across 9 EPCs), making it one of the more compact homes locally. Across 2000–2021, sale prices on this property compounded at 7.9% per year. Today's modelled estimate of £476,000 is 19% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£664/sq ft) was about 21.5% above the typical sold price in the postcode. Most recent transfer: June 2021 at £400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.