23 Meadow Close, Outwood, Wakefield, WF1 3TB

23 Meadow Close is a three-bedroom detached house in Outwood, Wakefield, Wakefield (WF1 3TB). It has a recorded floor area of 93 m² (around 997 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (November 2008) shows an F (score 26), near the bottom of the EPC scale. Earlier certificates rated it E (November 2008); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Good; while hot-water efficiency dropped from Poor to Very Poor and lighting dropped from Poor to Very Poor. Main heating runs on smokeless coal. The latest certificate is from November 2008, so improvements made since then won't be reflected. Other recorded features include a conservatory. Records show the property has been extended at some point in its history. The home occupies a corner plot.

It hasn't traded since February 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. One planning record on file: an extension approved in 2009. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–2009, sale prices on this property compounded at 9.8% per year. Today's modelled estimate of £299,000 is 35.9% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£221/sq ft) was about 25.4% above the typical sold price in the postcode.