164a, High Street, Boston Spa, Wetherby, LS23 6BW

164a is a semi-detached house in Boston Spa, Wetherby, Wetherby (LS23 6BW). It has a recorded floor area of 33 m² (around 355 sq ft) and construction records dating it to before 1900. At 33 m² this is the smallest unit on EPC record across the building (33–180 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (January 2025) shows a C (score 73). When first surveyed in January 2009 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Good, hot-water efficiency went from Very Poor to Good and lighting went from Poor to Very Good.

Across 2018–2022, sale prices on this property compounded at 4.9% per year. Today's modelled estimate of £448,000 is 12.5% below the 2022 sale of £512,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£1,441/sq ft) was about 668.2% above the typical sold price in the postcode. At 33 m² it sits well below the postcode median (75 m² across 14 EPCs), making it one of the more compact homes locally. Last sale on file: £512,000 in June 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.