85 Mudeford, Christchurch, BH23 3NJ

85 Mudeford is a three-bedroom detached house in Christchurch (BH23 3NJ). It has a recorded floor area of 189 m² (around 2034 sq ft), construction records dating it to before 1900 and council tax band H. The latest certificate (August 2018) returns a high B (score 86), putting the home a stone's throw from an A rating. When first surveyed in August 2009 the rating was E, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Average to Very Good and window efficiency went from Poor to Very Good. The recommended improvements would push it to A (score 92). The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a balcony, notable views and outbuildings.

Today's modelled estimate of £2,262,000 is 46.8% below the 2011 sale of £4,250,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£2,089/sq ft) was about 317.9% above the typical sold price in the postcode. Held since June 2011 — that's 15 years off the open market, well above the local norm. 14 planning records sit against the property, 9 approved, 5 refused. Past consents include an extension, a conservatory and partial demolition, meaningful when judging how the property has evolved. Its energy rating outperforms most of the postcode (better than 81% of similar EPCs).