The Nook, The Green, Goatacre, Calne, SN11 9JE

The Nook is a four-bedroom semi-detached house in Goatacre, Calne, Calne (SN11 9JE). It has a recorded floor area of 204 m² (around 2196 sq ft) and construction records dating it to before 1900. The latest certificate (June 2023) shows an E (score 50), well below the UK norm with real room to improve. When first surveyed in October 2008 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would push it to D (score 61). Main heating runs on oil.

Held since November 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 204 m² the property is well over the postcode median (100 m² across 11 EPCs), placing it in the larger end of the local stock. Across 1996–2008, sale prices on this property compounded at 12.1% per year. Today's modelled estimate of £596,000 sits 61.1% above the 2008 sale of £370,000. On a £-per-square-foot basis, the last sale (£169/sq ft) was about 29.8% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.