23a, The Bourne, Ware, SG12 0PU

23a is a three-bedroom semi-detached house in Ware (SG12 0PU). It has a recorded floor area of 83 m² (around 893 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (January 2016) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 80), a 2-band jump. The latest certificate is from January 2016, so improvements made since then won't be reflected. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.

Untraded for 20 years, with the last transfer in October 2006. Across the public record there are 6 sales, relatively high churn for a single property. Sale prices here have outpaced England HPI: 23% per year against 0% for the wider region. Today's modelled estimate of £491,000 sits 81.2% above the 2006 sale of £271,000. On a £-per-square-foot basis, the last sale (£303/sq ft) was about 19.6% below the postcode norm. At 83 m² the property is well over the postcode median (59 m² across 18 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 72% of similar EPCs). One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved.