280 Camberwell Road, Southwark, London, SE5 0DL

280 Camberwell Road is a mid-terrace house in Southwark, London, London (SE5 0DL). It has a recorded floor area of 28 m² (around 301 sq ft), construction records dating it to 1900-1929 and council tax band C. At 28 m² this is the smallest unit on EPC record across the building (28–118 m²). The building's EPC ratings span E to B, with this unit at the bottom. On EPC score it ranks last in the building (45 versus a best of 81). The latest certificate (April 2019) shows an E (score 45), well below the UK norm with real room to improve. Earlier certificates rated it C (February 2009); the latest reading is 2 bands lower. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average and hot-water 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.

Across 1997–2022, sale prices on this property compounded at 5.5% per year. Today's modelled estimate of £344,000 is 31.2% below the 2022 sale of £500,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£1,659/sq ft) was about 527.6% above the typical sold price in the postcode. At 28 m² it sits well below the postcode median (49 m² across 12 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. 4 planning records sit against the property, 2 approved, 2 refused. Past consents include new windows, meaningful when judging how the property has evolved. Most recent transfer: January 2022 at £500,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.