35 Beech Drive, Kidsgrove, Stoke On Trent, ST7 1BA

35 Beech Drive is a four-bedroom detached house in Kidsgrove, Stoke-On-Trent, Stoke On Trent (ST7 1BA). It has a recorded floor area of 117 m² (around 1259 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (February 2022) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since November 2010. Between certificates, roof efficiency went from Very Poor to Poor and lighting went from Average to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 81), a 2-band jump.

At 117 m² the property is well over the postcode median (85 m² across 18 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2016. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Across 2016–2022, sale prices on this property compounded at 5.1% per year. Today's modelled estimate of £334,000 is 11.3% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£238/sq ft) was about 28.2% above the typical sold price in the postcode. Sold July 2022 for £300,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.