12a, Venns Lane, Hereford, HR1 1DE

12a is a four-bedroom detached house in Hereford (HR1 1DE). It has a recorded floor area of 182 m² (around 1959 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (November 2023) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in November 2008 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Poor to Very Good, window efficiency went from Poor to Average and lighting went from Good to Very Good. The recommended improvements would push it to C (score 77).

Untraded for 19 years, with the last transfer in August 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 182 m² the property is well over the postcode median (119 m² across 18 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £468,000 sits 53.4% above the 2007 sale of £305,000. On a £-per-square-foot basis, the last sale (£156/sq ft) was about 17.7% below the postcode norm. 3 planning records sit against the property, 1 approved, 1 refused.