17 Branch Road, Armley, Leeds, LS12 3AQ

17 Branch Road is a two-bedroom mid-terrace house in Armley, Leeds, Leeds (LS12 3AQ). It has a recorded floor area of 30 m² (around 323 sq ft), construction records dating it to 1900-1929 and council tax band A. At 30 m² this is the smallest unit on EPC record across the building (30–96 m²). The building's EPC ratings span E to B, with this unit at the bottom. On EPC score it ranks last in the building (46 versus a best of 88). The latest certificate (July 2019) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. Main heating runs on electricity.

Held since December 1999 — that's 26 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £114,000 sits 1040% above the 1999 sale of £10,000. On a £-per-square-foot basis, the last sale (£31/sq ft) was about 85.3% below the postcode norm. 4 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and change of use to residential, meaningful when judging how the property has evolved. At 30 m² it's 23.7% smaller than the typical home in the postcode (39 m² median across 6 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs).