Angus House, Flat 1, 56 St Thomas Road, Spalding, PE11 2XT

Angus House is a detached house in Spalding (PE11 2XT). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to 1900-1929 and council tax band A. At 46 m² this is the 2nd smallest of 6 units on EPC record in Angus House, where floor areas span 36–54 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (70 versus a worst of 50). The latest certificate (April 2018) shows a C (score 70). When first surveyed in March 2009 the rating was F, the property has climbed 3 bands since. Between certificates, window efficiency went from Poor to Average, hot-water efficiency went from Poor to Average and lighting went from Good to Very Good. The recommended improvements would push it to B (score 81). Main heating runs on electricity.

Today's modelled estimate of £127,000 is 73.1% below the 2022 sale of £472,500, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£954/sq ft) was about 830.4% above the typical sold price in the postcode. 4 planning records sit against the property, 0 approved, 0 refused, 1 pending. An application is currently awaiting a decision. At 46 m² it sits well below the postcode median (103 m² across 31 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 74% of similar EPCs). Most recent transfer: November 2022 at £472,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.