12 Farriers End, Broxbourne, EN10 6BS

12 Farriers End is a two-bedroom detached house in Broxbourne (EN10 6BS). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1950-1966 and council tax band C. At 42 m² this is the smallest unit on EPC record across the building (42–147 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (June 2024) shows a C (score 72). When first surveyed in May 2014 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Average and lighting went from Very Poor to Very Good.

Held since December 2007 — that's 19 years off the open market, well above the local norm. Across the public record there are 5 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 42 m² it sits well below the postcode median (63 m² across 16 EPCs), making it one of the more compact homes locally. Across 1996–2007, sale prices on this property compounded at 12.6% per year. Today's modelled estimate of £224,000 is 42.7% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£347/sq ft) was about 98.2% above the typical sold price in the postcode.