School Farm Barn, Newcastle Road, Smallwood, Sandbach, CW11 2TZ

School Farm Barn is a three-bedroom detached house in Smallwood, Sandbach, Sandbach (CW11 2TZ). It has a recorded floor area of 182 m² (around 1959 sq ft), construction records dating it to 1991-1995 and council tax band F. The latest certificate (February 2016) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80). Main heating runs on oil. The latest certificate is from February 2016, so improvements made since then won't be reflected.

Held since November 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 182 m² the property is well over the postcode median (101 m² across 5 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). Across 2007–2007, sale prices on this property compounded at -16.5% per year. Today's modelled estimate of £502,000 sits 52.1% above the 2007 sale of £330,000. On a £-per-square-foot basis, the last sale (£168/sq ft) was about 27.1% below the postcode norm. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and a porch, meaningful when judging how the property has evolved.