12 Higher Tristram, Polzeath, Wadebridge, PL27 6TF

12 Higher Tristram is a detached house in Polzeath, Wadebridge, Wadebridge (PL27 6TF). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (February 2025) shows an E (score 49), well below the UK norm with real room to improve. When first surveyed in February 2016 the rating was G, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Average, roof efficiency went from Very Poor to Good and window efficiency went from Average to Good. The recommended improvements would lift it to B (score 83), a 3-band jump. Main heating runs on oil.

Today's modelled estimate of £738,000 is 32.9% below the 2025 sale of £1,100,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£992/sq ft) was about 385.6% above the typical sold price in the postcode. Most recent transfer was July 2025 at £1,100,000 — fresh data. At 103 m² it sits well below the postcode median (151 m² across 30 EPCs), making it one of the more compact homes locally. One planning record on file: a garage conversion approved in 2026. Past consents include a garage conversion, meaningful when judging how the property has evolved.