Sycamore Cottage, Smithams Hill, East Harptree, Bristol, BS40 6BZ

Sycamore Cottage is a four-bedroom detached house in East Harptree, Bristol, Bristol (BS40 6BZ). It has a recorded floor area of 220 m² (around 2368 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (October 2018) shows a C (score 69), just inside the C band. When first surveyed in November 2014 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Average and window efficiency went from Average to Good; while hot-water efficiency dropped from Good to Very Poor. The recommended improvements would push it to B (score 89). Main heating runs on electricity. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.

At 220 m² the property is well over the postcode median (112 m² across 7 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). 6 planning records sit against the property, 5 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £837,000 is 39.5% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£253/sq ft) was about 29.6% below the postcode norm. 11 years since the last transfer (May 2015).