12 Barnack Grove is a four-bedroom end-of-terrace house in Royston (SG8 5HQ). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 2003-2006 and council tax band D. The latest certificate (June 2022) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since March 2010. Between certificates, roof efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 86).
Sale prices here have outpaced England HPI: 3.8% per year against 0% for the wider region. Today's modelled estimate of £413,000 is 24% above the 2017 sale price. At 116 m² the property is well over the postcode median (81 m² across 35 EPCs), placing it in the larger end of the local stock. Last changed hands 9 years ago, in August 2017.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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12 Barnack Grove has no planning applications on record.
The full report still covers planning activity across the surrounding area.
12 Barnack Grove valuation sits well clear of the typical sold price in this postcode.
£413,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.8% per year over 14 years.
£333,000
Growth on file: 3.8% per year over 14 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
On floor area, 12 Barnack Grove stands well clear of the street.
Price per m²
£2,871
Street avg £3,424
Floor Area
116 m²
Street avg 92 m²
Habitable Rooms
5 rooms
Rail-style transport is unusually close for this postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Royston Rail Station — railway station.

Daytime· 07:00 – 23:00
50.2dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
More low energy lighting installed
11 August 2017Most recent
£333,000
+58.6%over 6 years13 December 2010
£210,000
+5.0%over 7 years7 November 2003
£199,950
Median price across the last 5 sales in SG8 5HQ: £185,000 (2025–2023).

Street avg 5 rooms
CO₂ Emissions
2.9 t/year
Street avg 2.5 t/year
SG8 5AP
Closest school
0.4 km
Tannery Drift School. 7 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
40.5dB