Pampas, Layer Breton Hill, Layer Breton, Colchester, CO2 0PR

Pampas is a four-bedroom detached house in Layer Breton, Colchester, Colchester (CO2 0PR). It has a recorded floor area of 278 m² (around 2992 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (December 2024) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2012. Between certificates, window efficiency went from Very Poor to Average; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Poor. The recommended improvements would push it to C (score 76). Main heating runs on oil. Other recorded features include notable views. Period features are noted in the property record.

Across 1995–2025, sale prices on this property compounded at 9% per year. Today's modelled estimate of £842,000 is 12.7% below the 2025 sale of £965,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£322/sq ft) was about 28.4% above the typical sold price in the postcode. At 278 m² the property is well over the postcode median (89 m² across 15 EPCs), placing it in the larger end of the local stock. Most recent transfer was November 2025 at £965,000 — fresh data. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved.