13a, Mandalay Road, Lambeth, London, SW4 9ED

13a is a three-bedroom end-of-terrace house in Lambeth, London, London (SW4 9ED). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1900-1929 and council tax band E. At 102 m² this is the 20th smallest of 21 units on EPC record in the building, where floor areas span 69–102 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (52 versus a best of 70). Other recorded features include a balcony. The latest certificate (August 2019) shows an E (score 52), well below the UK norm with real room to improve. Earlier certificates rated it D (August 2009); the latest reading is one band lower. Between certificates, window efficiency went from Average to Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would lift it to C (score 69), a 2-band jump.

It hasn't traded since November 2010, a hold of 16 years that's notably long for the area. Sale prices here have outpaced London HPI: 7.9% per year against 0% for the wider region. Today's modelled estimate of £860,000 sits 62.9% above the 2010 sale of £528,000. On a £-per-square-foot basis, the last sale (£481/sq ft) was about 24.8% above the typical sold price in the postcode. At 102 m² the property is well over the postcode median (78 m² across 20 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.