The Pines is a detached house in Barley, Royston, Royston (SG8 8HT). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to 1983-1990 and council tax band F. The latest certificate (February 2021) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in November 2008 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good, lighting went from Very Poor to Very Good and main heating went from Average to Good. The recommended improvements would push it to C (score 77).
4 planning records sit against the property, 0 approved, 0 refused. At 114 m² it's 24% smaller than the typical home in the postcode (150 m² median across 11 EPCs).
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
Planning history at The Pines is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
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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The Pines has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£551,000
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 for The Pines runs comfortably ahead of the street norm.
EPC Rating
64 (D)
Street avg 50 (E)
Floor Area
114 m²
Street avg 161 m²
CO₂ Emissions
4.0 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.
Nearest stop
0.0 km

Daytime· 07:00 – 23:00
45.0dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Switched from oil to mains gas, reducing emissions and costs
Heating controls upgraded for better temperature management
Hot water efficiency improved
Loft insulation upgraded to recommended levels
More low energy lighting installed
Pine, Walnut - Reduce by 20%
T1 Walnut - Reduce canopy overhang to neighbouring property by 1.5 to 2.0m. T3 Hazel - Cut back to 0.5m from neighbouring wall and reduce height to fence level.
Median price across the last 5 sales in SG8 8HT: £440,000 (2024–2022).

Street avg 7.7 t/year
Habitable Rooms
6 rooms
Street avg 7 rooms
Drayton's Garage — bus stop.
Closest school
0.4 km
Barley (VA) Church of England First School. 1 school 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
38.8dB