21 Beech Road, Harrogate, HG2 8DZ

21 Beech Road is a three-bedroom semi-detached house in Harrogate (HG2 8DZ). It has a recorded floor area of 128 m² (around 1378 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (November 2013) shows an E (score 42), well below the UK norm with real room to improve. Earlier certificates rated it D (February 2011); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Average and lighting dropped from Very Good to Very Poor. The recommended improvements would lift it to C (score 73), a 2-band jump. The latest certificate is from November 2013, so improvements made since then won't be reflected.

At 128 m² the property is well over the postcode median (95 m² across 31 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 81% of similar EPCs). 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2005–2015, sale prices on this property compounded at 1.5% per year. Today's modelled estimate of £391,000 is 43.8% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£197/sq ft) was about 19.1% below the postcode norm. Last changed hands 11 years ago, in September 2015.