7 Farriers Reach, Bishops Cleeve, Cheltenham, GL52 7UZ

7 Farriers Reach is a four-bedroom detached house in Bishops Cleeve, Cheltenham, Cheltenham (GL52 7UZ). It has a recorded floor area of 171 m² (around 1841 sq ft), construction records dating it to 1983-1990 and council tax band F. The latest certificate (November 2014) shows an E (score 51), well below the UK norm with real room to improve. Earlier certificates rated it D (June 2010); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Good; while wall efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Good to Poor. The recommended improvements would lift it to B (score 86), a 3-band jump. The latest certificate is from November 2014, so improvements made since then won't be reflected. Other recorded features include a conservatory.

Held since April 2011 — that's 15 years off the open market, well above the local norm. At 171 m² the property is well over the postcode median (72 m² across 27 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1995–2011, sale prices on this property compounded at 7.3% per year. Today's modelled estimate of £506,000 sits 68.7% above the 2011 sale of £300,000. On a £-per-square-foot basis, the last sale (£163/sq ft) was about 25.7% below the postcode norm. One planning record on file: an extension approved in 2006. Past consents include an extension, meaningful when judging how the property has evolved.