12a, Brockley Cross, Lewisham, London, SE4 1BE

12a is a mid-terrace house in Lewisham, London, London (SE4 1BE). It has a recorded floor area of 20 m² (around 215 sq ft), construction records dating it to 1900-1929 and council tax band C. At 20 m² this is the smallest unit on EPC record across the building (20–111 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (March 2025) shows a C (score 71). When first surveyed in August 2015 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Average and lighting went from Good to Very Good.

Today's modelled estimate of £285,000 is 38% below the 2017 sale of £460,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£2,137/sq ft) was about 627.6% above the typical sold price in the postcode. At 20 m² it sits well below the postcode median (71 m² across 4 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). 9 years since the last transfer (August 2017).