23a, Box Lane, Hemel Hempstead, HP3 0DH

23a is a detached house in Hemel Hempstead (HP3 0DH). It has a recorded floor area of 193 m² (around 2077 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (July 2025) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in August 2015 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good; while window efficiency dropped from Average to Poor and lighting dropped from Very Good to Average. The recommended improvements would push it to C (score 74).

Untraded for 29 years, with the last transfer in March 1997. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 193 m² the property is well over the postcode median (112 m² across 14 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs). Today's modelled estimate of £1,051,000 sits 256.3% above the 1997 sale of £295,000. On a £-per-square-foot basis, the last sale (£142/sq ft) was about 67.4% below the postcode norm. One planning record on file: tree works approved in 2018. Past consents include tree works, meaningful when judging how the property has evolved.