The Coach House, Otterspool Lane, Watford, WD25 8AX

The Coach House is a two-bedroom end-of-terrace house in Watford (WD25 8AX). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (December 2019) shows an E (score 44), well below the UK norm with real room to improve. When first surveyed in August 2013 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good and lighting went from Very Poor to Average; while window efficiency dropped from Average to Poor. The recommended improvements would lift it to A (score 97), a 4-band jump. Main heating runs on electricity.

Held since January 1997 — that's 30 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £520,000 sits 246.7% above the 1997 sale of £150,000. On a £-per-square-foot basis, the last sale (£179/sq ft) was about 31.5% below the postcode norm. At 78 m² it's 28.4% smaller than the typical home in the postcode (109 m² median across 9 EPCs).