3 Piercing Hill, Theydon Bois, Epping, CM16 7JN

3 Piercing Hill is a five-bedroom detached house in Theydon Bois, Epping, Epping (CM16 7JN). It has a recorded floor area of 540 m² (around 5813 sq ft), construction records dating it to 1900-1929 and council tax band H. There is a swimming pool on the plot, uncommon for the area. Other recorded features include attached land beyond the plot. The latest certificate (April 2022) shows a C (score 76), near the top of the C band. When first surveyed in July 2012 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Average to Very Good and window efficiency went from Poor to Average. The recommended improvements would push it to B (score 82).

Sale prices here have outpaced England HPI: 5.9% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£572/sq ft) was about 72.5% above the typical sold price in the postcode. At 540 m² the property is well over the postcode median (171 m² across 14 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, 1 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved. Most recent transfer: September 2023 at £3,325,000.