103a, Elm High Road, Emneth, Wisbech, PE14 0DH

103a is a five-bedroom detached house in Emneth, Wisbech, Wisbech (PE14 0DH). It has a recorded floor area of 194 m² (around 2088 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (March 2022) shows an F (score 37), near the bottom of the EPC scale. Earlier certificates rated it D (June 2009); the latest reading is 2 bands lower. Between certificates, window efficiency went from Very Poor to Average and lighting went from Poor to Very Good; while roof efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. The recommended improvements would push it to E (score 49). Main heating runs on electricity.

It hasn't traded since July 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 194 m² the property is well over the postcode median (116 m² across 8 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. Across 1998–2009, sale prices on this property compounded at 8.2% per year. Today's modelled estimate of £314,000 sits 98.7% above the 2009 sale of £158,000. On a £-per-square-foot basis, the last sale (£76/sq ft) was about 22.1% below the postcode norm. One planning record on file: an extension approved in 2019. Past consents include an extension, meaningful when judging how the property has evolved.