9 High Street is a three-bedroom end-of-terrace house in Barkway, Royston, Royston (SG8 8EA). It has a recorded floor area of 136 m² (around 1467 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (March 2011) shows an F (score 27), near the bottom of the EPC scale. The recommended improvements would push it to E (score 44). Main heating runs on oil. The latest certificate is from March 2011, so improvements made since then won't be reflected.
Sale prices here have outpaced England HPI: 4.6% per year against 0% for the wider region. Today's modelled estimate of £658,000 is 14.4% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£392/sq ft) was about 77.7% above the typical sold price in the postcode. At 136 m² the property is well over the postcode median (83 m² across 18 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 13 planning records sit against the property, 3 approved, 1 refused. The record references listed-building consent, which constrain future alterations. Sold December 2020 for £575,000.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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9 High Street sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
This certificate is over 10 years old and is no longer valid.Expired 23 Mar 2021
A an annexe application was refused at 9 High Street in 2024.
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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£658,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.6% per year over 9 years.
£575,000
Growth on file: 4.6% per year over 9 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
9 High Street is notably below the street on epc rating.
Price per m²
£4,219
Street avg £3,788
Floor Area
136 m²
Street avg 124 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
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.
Nearest stop
0.1 km

Daytime· 07:00 – 23:00
42.8dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Extension: Part single, part two storey
Conversion and extension of existing outbuilding to create one 4-bed dwelling including raising ridge height and replacement roof, and part two storey and part single storey rear extension following demolition of single storey front lean-to. Erection of detached two-bay cart shed. Erection of brick wall on west boundary and rebuilding existing driveway brick piers to 2m in height and installation of sliding gates.
Extension: Rear of property
Conversion and extension of existing outbuilding to create one 4-bed dwelling including raising ridge height and replacement roof, and part two storey and part single storey rear extension following demolition of single storey front lean-to. Erection of detached two-bay cart shed with studio accommodation over.
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21 December 2020Most recent
£575,000
+53.3%over 9 years20 July 2011
£375,000
Median price across the last 5 sales in SG8 8EA: £575,000 (2025–2021).

CO₂ Emissions
14.0 t/year
Street avg 6.6 t/year
SG8 8DZ
Reading Room — bus stop.
Closest school
0.2 km
Barkway VA Church of England First School. 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
36.6dB