2 Cyprus Grove, Garforth, Leeds, LS25 1AW

2 Cyprus Grove is a three-bedroom mid-terrace house in Garforth, Leeds, Leeds (LS25 1AW). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (June 2016) shows an E (score 48), well below the UK norm with real room to improve. Earlier certificates rated it D (December 2008); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Poor; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would lift it to C (score 79), a 2-band jump. Other recorded features include a basement.

It hasn't traded since January 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £165,000 sits 61.8% above the 2008 sale of £102,000. On a £-per-square-foot basis, the last sale (£117/sq ft) was about 36.5% below the postcode norm. At 81 m² it's 26.6% larger than the typical home in the postcode (64 m² median across 9 EPCs). One planning record on file: a loft conversion refused in 2008.