12b, Barleyhill Road, Garforth, Leeds, LS25 1DY

12b is a semi-detached house in Garforth, Leeds, Leeds (LS25 1DY). It has a recorded floor area of 28 m² (around 301 sq ft), construction records dating it to 1900-1929 and council tax band A. At 28 m² this is the smallest unit on EPC record across the building (28–125 m²). The building's EPC ratings span G to C across 39 units on file. The latest certificate (July 2025) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in August 2018 the rating was E, the property has climbed 1 band since. Between certificates, main heating went from Very Poor to Average; while roof efficiency dropped from Good to Average and window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 78). Main heating runs on electricity.

Held since March 2001 — that's 25 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 £132,000 sits 207% above the 2001 sale of £43,000. At 28 m² it sits well below the postcode median (61 m² across 38 EPCs), making it one of the more compact homes locally.