1 Crossacres, Pyrford Woods, Woking, GU22 8QS

1 Crossacres is a five-bedroom detached house in Woking (GU22 8QS). It has a recorded floor area of 212 m² (around 2282 sq ft), construction records dating it to 1967-1975 and council tax band G. The latest certificate (September 2014) shows an E (score 50), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since June 2013. Between certificates, roof efficiency went from Average to Good and lighting went from Very Poor to Very Good; while wall efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 81), a 3-band jump. The latest certificate is from September 2014, so improvements made since then won't be reflected.

At 212 m² it's 21.1% larger than the typical home in the postcode (175 m² median across 20 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, a garage conversion, a porch and tree works, meaningful when judging how the property has evolved. Last sold in August 2013, so it's been off the market for around 13 years. Across 2002–2013, sale prices on this property compounded at 3.3% per year. Today's modelled estimate of £1,178,000 is 42.8% above the 2013 sale price.