Thorncliffe Grange Farm, Thorncliffe Lane, Emley, Huddersfield, HD8 9RS

Thorncliffe Grange Farm is a semi-detached house in Emley, Huddersfield, Huddersfield (HD8 9RS). It has a recorded floor area of 262 m² (around 2820 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (October 2015) shows an F (score 32), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 88), a 4-band jump. The latest certificate is from October 2015, so improvements made since then won't be reflected.

It hasn't traded since August 2002, a hold of 24 years that's notably long for the area. At 262 m² the property is well over the postcode median (187 m² across 6 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 1996–2002, sale prices on this property compounded at 10.5% per year. Today's modelled estimate of £627,000 sits 84.4% above the 2002 sale of £340,000. On a £-per-square-foot basis, the last sale (£121/sq ft) was about 42.5% below the postcode norm. 9 planning records sit against the property, 4 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved.