Garden Of Eden, Hunts Corner, Banham, Norwich, NR16 2HL

Garden Of Eden is a four-bedroom detached house in Banham, Norwich, Norwich (NR16 2HL). It has a recorded floor area of 209 m² (around 2250 sq ft) and construction records dating it to 1900-1929. The latest certificate (February 2015) shows an F (score 24), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 72), a 3-band jump. Main heating runs on oil. The latest certificate is from February 2015, so improvements made since then won't be reflected. Other recorded features include attached land beyond the plot.

It hasn't traded since January 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. Sale prices here have outpaced Norwich HPI: 8.6% per year against 0% for the wider region. Today's modelled estimate of £712,000 is 31.9% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 59.3% above the typical sold price in the postcode. At 209 m² the property is well over the postcode median (128 m² across 16 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. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a basement excavation, meaningful when judging how the property has evolved.