17 Harris Yard, Saffron Walden, CB11 3AH

17 Harris Yard is a one-bedroom end-of-terrace house in Saffron Walden (CB11 3AH). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 1996-2002 and council tax band C. At 59 m² this is the 3rd smallest of 23 units on EPC record in the building, where floor areas span 57–89 m². The building's EPC ratings span D to B, with this unit at the bottom. The latest certificate (July 2020) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (April 2010); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Good to Very Poor. The recommended improvements would push it to C (score 78).

It hasn't traded since July 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 59 m² it's 16.3% smaller than the typical home in the postcode (71 m² median across 22 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Today's modelled estimate of £196,000 is 24.8% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£247/sq ft) was about 17.1% below the postcode norm.