2a, Dalton Gardens, Plymouth, PL5 2DS

2a is a three-bedroom semi-detached house in Plymouth (PL5 2DS). It has a recorded floor area of 96 m² (around 1033 sq ft), construction records dating it to 1950-1966 and council tax band A. The latest certificate (April 2016) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in February 2013 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Good and hot-water efficiency went from Poor to Good; while lighting dropped from Very Good to Good. The recommended improvements would push it to C (score 77). The latest certificate is from April 2016, so improvements made since then won't be reflected.

Untraded for 18 years, with the last transfer in July 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 96 m² the property is well over the postcode median (69 m² across 16 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £194,000 sits 76.4% above the 2008 sale of £110,000. On a £-per-square-foot basis, the last sale (£106/sq ft) was about 20.4% below the postcode norm.