20 Briar Court, Guardian Road, Norwich, NR5 8PR

20 Briar Court is a detached house in Norwich (NR5 8PR). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 1967-1975 and council tax band A. At 42 m² this is the 4th smallest of 22 units on EPC record in the building, where floor areas span 38–60 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 (51 versus a best of 82). The latest certificate (January 2020) shows an E (score 51), well below the UK norm with real room to improve. Earlier certificates rated it D (October 2009); the latest reading is one band lower. Between certificates, roof efficiency went from Poor to Average, hot-water efficiency went from Poor to Average and main heating went from Poor to Average; while wall efficiency dropped from Good to Average and window efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on electricity.

It hasn't traded since February 2008, a hold of 18 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 42 m² it's 23.4% smaller than the typical home in the postcode (55 m² median across 21 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2003–2008, sale prices on this property compounded at 2.7% per year. Today's modelled estimate of £120,000 is 39.5% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£190/sq ft) was about 25% above the typical sold price in the postcode.