21 Patio Close, Clarence Avenue, Lambeth, London, SW4 8JE

21 Patio Close is a three-bedroom end-of-terrace house in Lambeth, London, London (SW4 8JE). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1967-1975 and council tax band C. At 85 m² this is the 26th smallest of 38 units on EPC record in the building, where floor areas span 36–152 m². The building's EPC ratings span D to B, with this unit at the bottom. The latest certificate (January 2024) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it C (March 2014); the latest reading is one band lower. Between certificates, hot-water efficiency went from Average to Good; while wall efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 72).

Held since July 1999 — that's 27 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £450,000 sits 400% above the 1999 sale of £90,000. On a £-per-square-foot basis, the last sale (£98/sq ft) was about 76.8% below the postcode norm. At 85 m² it's 18.1% larger than the typical home in the postcode (72 m² median across 37 EPCs).