2 Henrietta Villas, Henrietta Road, Bath, BA2 6LX

2 Henrietta Villas is a four-bedroom detached house in Bath (BA2 6LX). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to 2003-2006 and council tax band G. The latest certificate (September 2009) shows a C (score 78), near the top of the C band. When first surveyed in January 2009 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Good and window efficiency went from Very Poor 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 push it to B (score 82). The latest certificate is from September 2009, so improvements made since then won't be reflected. Other recorded features include a conservatory.

Sale prices here have outpaced England HPI: 5.3% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£2,359/sq ft) was about 271.8% above the typical sold price in the postcode. At 63 m² it sits well below the postcode median (116 m² across 10 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 70% of similar EPCs). 5 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Most recent transfer: December 2021 at £1,600,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.