12 Beech Croft, Breadsall, Derby, DE21 5LQ

12 Beech Croft is a detached house in Breadsall, Derby, Derby (DE21 5LQ). It has a recorded floor area of 109 m² (around 1173 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (January 2023) shows an F (score 21), near the bottom of the EPC scale. Earlier certificates rated it E (October 2009); the latest reading is one band lower. Between certificates, window efficiency went from Average to Good; while roof efficiency dropped from Good to Average and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 89), a 4-band jump. Main heating runs on to be used only when there is no heating/hot.

Held since May 2010 — that's 16 years off the open market, well above the local norm. At 109 m² it's 26.7% larger than the typical home in the postcode (86 m² median across 11 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £355,000 sits 73.2% above the 2010 sale of £205,000. On a £-per-square-foot basis, the last sale (£175/sq ft) was about 42.7% below the postcode norm. One planning record on file: an extension approved in 2022. Past consents include an extension, meaningful when judging how the property has evolved.