2 Kings Gate, School Lane, Sandiway, Northwich, CW8 2NH

2 Kings Gate is a property in Sandiway, Northwich, Northwich (CW8 2NH). It has a recorded floor area of 86 m² (around 922 sq ft), construction records dating it to 1900-1929 and council tax band F. At 86 m² this is the smallest unit on EPC record across the building (86–141 m²). The building's EPC ratings span F to C, with this unit at the bottom. On EPC score it ranks last in the building (37 versus a best of 73). The latest certificate (April 2011) shows an F (score 37), near the bottom of the EPC scale. The recommended improvements would push it to E (score 44). The latest certificate is from April 2011, so improvements made since then won't be reflected.

Held since November 2008 — that's 18 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 86 m² it's 23.9% smaller than the typical home in the postcode (113 m² median across 12 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1998–2008, sale prices on this property compounded at 7% per year. Today's modelled estimate of £269,000 is 14.5% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£255/sq ft) was about 43.3% above the typical sold price in the postcode.