Flat 2, 1 Leeds Road, Harrogate, HG2 8AW

Flat 2 is a three-bedroom detached house in Harrogate (HG2 8AW). It has a recorded floor area of 153 m² (around 1647 sq ft), construction records dating it to 1900-1929 and council tax band F. At 153 m² this is the 3rd smallest of 5 units on EPC record in the building, where floor areas span 148–187 m². The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (65 versus a best of 77). The latest certificate (January 2022) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump.

At 153 m² the property is well over the postcode median (73 m² across 18 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £549,000 is 19.3% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£279/sq ft) was about 34.6% above the typical sold price in the postcode. Most recent transfer: April 2022 at £460,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.