21 Hagbech Hall Close, Emneth, Wisbech, PE14 8EB

21 Hagbech Hall Close is a four-bedroom detached house in Emneth, Wisbech, Wisbech (PE14 8EB). It has a recorded floor area of 161 m² (around 1733 sq ft), construction records dating it to 1996-2002 and council tax band D. The latest certificate (September 2013) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since January 2009. Between certificates, lighting went from Poor to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from September 2013, so improvements made since then won't be reflected.

It hasn't traded since August 2006, a hold of 20 years that's notably long for the area. At 161 m² the property is well over the postcode median (76 m² across 20 EPCs), placing it in the larger end of the local stock. Across 1995–2006, sale prices on this property compounded at 8.6% per year. Today's modelled estimate of £318,000 sits 59% above the 2006 sale of £200,000. On a £-per-square-foot basis, the last sale (£115/sq ft) was about 21.6% below the postcode norm.