Cedar Folly, Grafton Lane, Grafton, Hereford, HR2 8BL

Cedar Folly is a detached house in Grafton, Hereford, Hereford (HR2 8BL). It has a recorded floor area of 163 m² (around 1755 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (January 2016) shows an F (score 38), near the bottom of the EPC scale. Earlier certificates rated it E (May 2011); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 85), a 4-band jump. Main heating runs on oil. The latest certificate is from January 2016, so improvements made since then won't be reflected.

At 163 m² the property is well over the postcode median (122 m² across 18 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 72% of similar EPCs). Today's modelled estimate of £540,000 sits 74.2% above the 2015 sale of £310,000. On a £-per-square-foot basis, the last sale (£177/sq ft) was about 16% below the postcode norm. 11 years since the last transfer (September 2015). 2 planning records sit against the property, 0 approved, 2 refused.