10 Beeches End, Boston Spa, Wetherby, LS23 6HL

10 Beeches End is a four-bedroom semi-detached house in Boston Spa, Wetherby, Wetherby (LS23 6HL). It has a recorded floor area of 112 m² (around 1206 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (October 2016) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 80), a 2-band jump. Other recorded features include a conservatory. Our model identifies extension potential, subject to local planning policy.

At 112 m² it's 29.1% smaller than the typical home in the postcode (158 m² median across 11 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 5 planning records sit against the property, 3 approved, 1 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Across 2017–2021, sale prices on this property compounded at 2.4% per year. Today's modelled estimate of £566,000 is 19.2% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£394/sq ft) was about 28.5% above the typical sold price in the postcode. Most recent transfer: February 2021 at £475,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.