12b Beechwood Court, West Street Lane, Carshalton, SM5 2PZ

12b Beechwood Court is a two-bedroom mid-terrace house in Carshalton (SM5 2PZ). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 2003-2006 and council tax band B. At 50 m² this is the smallest unit on EPC record across the building (50–100 m²). The building's EPC ratings span D to B across 30 units on file. The latest certificate (February 2026) shows a C (score 80), near the top of the C band. The rating has held steady at C across 2 certificates since August 2013. Between certificates, roof efficiency went from Good to Very Good and lighting went from Poor to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. This certificate was lodged in the last six months, so the rating reflects current condition.

It hasn't traded since September 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £254,000 sits 88.1% above the 2009 sale of £135,000. At 50 m² it's 27.5% smaller than the typical home in the postcode (69 m² median across 29 EPCs).