26 The Hills, Reedham, Norwich, NR13 3AR

26 The Hills is a four-bedroom semi-detached house in Reedham, Norwich, Norwich (NR13 3AR). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (May 2015) shows an F (score 30), near the bottom of the EPC scale. Earlier certificates rated it D (December 2013); the latest reading is 2 bands lower. Between certificates, roof efficiency went from Average to Good, window efficiency went from Poor to Average and lighting went from Poor to Average; while wall efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to C (score 73), a 3-band jump. Main heating runs on wood logs. The latest certificate is from May 2015, so improvements made since then won't be reflected.

It hasn't traded since April 2007, a hold of 19 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. At 65 m² it sits well below the postcode median (120 m² across 18 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs). Today's modelled estimate of £371,000 is 30.7% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£406/sq ft) was about 191% above the typical sold price in the postcode.