Thorn Tree Farm, Busby, Middlesbrough, TS9 5LB

Thorn Tree Farm is a detached house in Busby, Middlesbrough, Middlesbrough (TS9 5LB). It has a recorded floor area of 474 m² (around 5102 sq ft) and construction records dating it to before 1900. The latest certificate (July 2015) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 61). Main heating runs on oil. The latest certificate is from July 2015, so improvements made since then won't be reflected.

Today's modelled estimate of £1,197,000 is 76.1% below the 2022 sale of £5,009,300, a rare downward gap that often correlates with deferred maintenance or unfinished works. At 474 m² the property is well over the postcode median (275 m² across 4 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). 33 planning records sit against the property, 30 approved, 3 refused. Past consents include an extension, an annexe, change of use to residential and partial demolition, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. Most recent transfer: June 2022 at £5,009,300. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.