3 Bownder Vean, St Austell, PL25 3DB

3 Bownder Vean is a two-bedroom detached house in St Austell (PL25 3DB). It has a recorded floor area of 54 m² (around 583 sq ft), construction records dating it to 2003-2006 and council tax band C. At 54 m² this is the 2nd smallest of 18 units on EPC record in the building, where floor areas span 40–207 m². The building's EPC ratings span F to C, with this unit at the top. The latest certificate (July 2011) shows a C (score 76), near the top of the C band. Earlier certificates rated it B (October 2008); the latest reading is one band lower. Between certificates, main heating dropped from Very Good to Good. The latest certificate is from July 2011, so improvements made since then won't be reflected.

It hasn't traded since May 2007, a hold of 19 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. Sale prices here have outpaced England HPI: 11.6% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£425/sq ft) was about 98.1% above the typical sold price in the postcode. At 54 m² it sits well below the postcode median (84 m² across 17 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). One planning record on file: an extension approved in 2005. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved.