23 Birchwood Mews, Harrogate, HG2 8DN

23 Birchwood Mews is a semi-detached house in Harrogate (HG2 8DN). It has a recorded floor area of 25 m² (around 269 sq ft), construction records dating it to 1991-1995 and council tax band A. At 25 m² this is the smallest unit on EPC record across the building (25–41 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (41 versus a best of 74). The latest certificate (December 2020) shows an E (score 41), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. Main heating runs on electricity.

Untraded for 19 years, with the last transfer in October 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 25 m² it sits well below the postcode median (37 m² across 18 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £111,000 is 22% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£338/sq ft) was about 34.8% above the typical sold price in the postcode.