2 Harrowby Road, Leeds, LS16 5HN

2 Harrowby Road is a four-bedroom detached house in Leeds (LS16 5HN). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1996-2002 and council tax band F. At 40 m² this is the smallest unit on EPC record across the building (40–252 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (February 2019) shows a C (score 76), near the top of the C band. The rating has held steady at C across 4 certificates since January 2009. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Good to Average.

It hasn't traded since July 2000, a hold of 26 years that's notably long for the area. 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 £459,000 sits 113.5% above the 2000 sale of £215,000. On a £-per-square-foot basis, the last sale (£499/sq ft) was about 108.1% above the typical sold price in the postcode. At 40 m² it sits well below the postcode median (191 m² across 14 EPCs), making it one of the more compact homes locally.