11a, Beatrice Avenue, Croydon, London, SW16 4UW

11a is a semi-detached house in Croydon, London, London (SW16 4UW). It has a recorded floor area of 118 m² (around 1270 sq ft) and construction records dating it to before 1900. At 118 m² this is the 22nd smallest of 30 units on EPC record in the building, where floor areas span 35–181 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (May 2017) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 57).

Untraded for 19 years, with the last transfer in February 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 118 m² the property is well over the postcode median (74 m² across 37 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 78% of similar EPCs). Today's modelled estimate of £480,000 sits 104.3% above the 2007 sale of £235,000. On a £-per-square-foot basis, the last sale (£185/sq ft) was about 20.5% below the postcode norm.