Coach House, Flat 2, Old Coach Drive, High Wycombe, HP11 1AT

Coach House is a one-bedroom semi-detached house in High Wycombe (HP11 1AT). It has a recorded floor area of 32 m² (around 344 sq ft), construction records dating it to 1991-1995 and council tax band B. At 32 m² this is the 4th smallest of 8 units on EPC record in Coach House, where floor areas span 29–52 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 (49 versus a best of 80). The latest certificate (May 2019) shows an E (score 49), well below the UK norm with real room to improve. Earlier certificates rated it D (May 2009); the latest reading is one band lower. Between certificates, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Average to Very Poor and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on electricity.

Held since May 2000 — that's 26 years off the open market, well above the local norm. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1998–2000, sale prices on this property compounded at 17.3% per year. Today's modelled estimate of £172,000 sits 135.8% above the 2000 sale of £72,950. On a £-per-square-foot basis, the last sale (£212/sq ft) was about 20.6% below the postcode norm.