Ladys Wood, Hindolveston Road, Melton Constable, NR24 2NF

Ladys Wood is an eight-bedroom detached house in Melton Constable (NR24 2NF). It has a recorded floor area of 425 m² (around 4575 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (May 2014) shows an F (score 36), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since August 2012. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to D (score 63), a 2-band jump. Main heating runs on oil. The latest certificate is from May 2014, so improvements made since then won't be reflected.

Held since January 1998 — that's 28 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. 4 planning records sit against the property, 2 approved, 1 refused, 1 pending. Past consents include an extension, meaningful when judging how the property has evolved. An active application for an extension is awaiting a decision. At 425 m² the property is well over the postcode median (195 m² across 17 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs). Today's modelled estimate of £1,724,000 sits 245.1% above the 1998 sale of £499,500. On a £-per-square-foot basis, the last sale (£109/sq ft) was about 50.7% below the postcode norm.