11 Holmwood Grove, Newcastle Upon Tyne, NE2 3DS

11 Holmwood Grove is a six-bedroom mid-terrace house in Newcastle Upon Tyne (NE2 3DS). It has a recorded floor area of 135 m² (around 1453 sq ft), construction records dating it to 1900-1929 and council tax band B. At 135 m² this is the 26th smallest of 28 units on EPC record in the building, where floor areas span 65–138 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (39 versus a best of 77). The latest certificate (November 2018) shows an E (score 39), well below the UK norm with real room to improve. Earlier certificates rated it D (April 2009); the latest reading is one band lower. Between certificates, wall efficiency went from Very Poor to Poor; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Good to Poor. The recommended improvements would push it to D (score 63).

Untraded for 30 years, with the last transfer in June 1996. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 135 m² the property is well over the postcode median (82 m² across 27 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £268,000 sits 354.2% above the 1996 sale of £59,000. On a £-per-square-foot basis, the last sale (£41/sq ft) was about 71.2% below the postcode norm. One planning record on file: a loft conversion approved in 2002. Past consents include a loft conversion, meaningful when judging how the property has evolved.