Ettrick Lodge, Flat 3, 36 The Grove, Gosforth, Newcastle Upon Tyne, NE3 1NH

Ettrick Lodge is an end-of-terrace house in Gosforth, Newcastle Upon Tyne, Newcastle Upon Tyne (NE3 1NH). It has a recorded floor area of 46 m² (around 495 sq ft) and construction records dating it to 1930-1949. At 46 m² this is the 7th smallest of 43 units on EPC record in Ettrick Lodge, where floor areas span 41–101 m². The building's EPC ratings span E to B, with this unit at the bottom. On EPC score it ranks last in the building (54 versus a best of 81). The latest certificate (May 2022) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (January 2009); the latest reading is one band lower. Between certificates, window efficiency went from Average to Good and lighting went from Average to Very Good; while wall efficiency dropped from Good to Poor and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 73), a 2-band jump. Main heating runs on electricity.

Held since March 2002 — that's 24 years off the open market, well above the local norm. At 46 m² it's 22% smaller than the typical home in the postcode (59 m² median across 47 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1996–2002, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £172,000 sits 89% above the 2002 sale of £91,000.