38a, Fore Street, Redruth, TR15 2AE

38a is a mid-terrace house in Redruth (TR15 2AE). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (December 2016) shows an F (score 24), near the bottom of the EPC scale. Earlier certificates rated it E (February 2011); the latest reading is one band lower. Between certificates, roof efficiency went from Poor to Good, window efficiency went from Average to Good and hot-water efficiency went from Poor to Average; while wall efficiency dropped from Average to Very Poor. The recommended improvements would lift it to D (score 67), a 2-band jump. Main heating runs on electricity. At 74 m² this is the 21st smallest of 26 units on EPC record in the building, where floor areas span 27–110 m². The building's EPC ratings span F to C, with this unit at the bottom. On EPC score it ranks last in the building (24 versus a best of 80).

At 74 m² the property is well over the postcode median (47 m² across 25 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. Today's modelled estimate of £137,000 sits 61.2% above the 2021 sale of £85,000. On a £-per-square-foot basis, the last sale (£107/sq ft) was about 37% below the postcode norm. Most recent transfer: April 2021 at £85,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.