12b is a semi-detached house in Bassingbourn, Royston, Royston (SG8 5PS). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (March 2013) shows a C (score 73). When first surveyed in November 2012 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Good to Very Good and lighting went from Good to Very Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Very Poor. The recommended improvements would push it to B (score 85). Main heating runs on electricity. The latest certificate is from March 2013, so improvements made since then won't be reflected.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
12b's EPC is over a decade old — improvements since won't be reflected.
This certificate is over 10 years old and is no longer valid.Expired 22 Mar 2023
12b has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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12b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£324,000
Modelled from EPC, postcode comparables.
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
EPC Rating
73 (C)
Street avg 71 (C)
Floor Area
79 m²
Street avg 77 m²
CO₂ Emissions
2.3 t/year
Street avg 3.0 t/year
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Closest school
0.7 km

Daytime· 07:00 – 23:00
43.7dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heat pump installed, significantly improving energy efficiency
Heating controls upgraded for better temperature management
Hot water system upgraded
Roof insulation improved
Median price across the last 5 sales in SG8 5PS: £290,000 (2023–2016).

Habitable Rooms
4 rooms
Street avg 4 rooms
Bassingbourn Village College. 2 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
36.0dB