28 Smithy Lane, Lostock Gralam, Northwich, CW9 7PZ

28 Smithy Lane is a two-bedroom semi-detached house in Lostock Gralam, Northwich, Northwich (CW9 7PZ). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (January 2023) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since November 2009. Between certificates, window efficiency went from Very Poor to Good. The recommended improvements would lift it to B (score 83), a 2-band jump.

At 106 m² the property is well over the postcode median (81 m² across 9 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £228,000 sits 140% above the 2012 sale of £95,000. On a £-per-square-foot basis, the last sale (£83/sq ft) was about 33.7% below the postcode norm. One planning record on file: an extension approved in 2013. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. On the market in October 2012 and unlisted since — roughly 14 years.