120 St Asaph Road, Lewisham, London, SE4 2EN

120 St Asaph Road is a semi-detached house in Lewisham, London, London (SE4 2EN). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (January 2016) shows a G (score 14), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 74), a 4-band jump. Main heating runs on electricity. The latest certificate is from January 2016, so improvements made since then won't be reflected. At 76 m² this is the 26th smallest of 34 units on EPC record in the building, where floor areas span 47–154 m². The building's EPC ratings span G to C, with this unit at the bottom. On EPC score it ranks last in the building (14 versus a best of 79).

Today's modelled estimate of £535,000 is 28.7% below the 2021 sale of £750,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£917/sq ft) was about 170.5% above the typical sold price in the postcode. At 76 m² it's 24.6% larger than the typical home in the postcode (61 m² median across 35 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 10 planning records sit against the property, 6 approved, 4 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. Most recent transfer: November 2021 at £750,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.