Flat 2, 314 Barnsley Road, Wakefield, WF2 6AY

Flat 2 is a semi-detached house in Wakefield (WF2 6AY). It has a recorded floor area of 38 m² (around 409 sq ft), construction records dating it to before 1900 and council tax band A. At 38 m² this is the 2nd smallest of 6 units on EPC record in the building, where floor areas span 23–137 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (March 2023) shows an E (score 50), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since July 2017. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 69), a 2-band jump.

It hasn't traded since January 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 38 m² it sits well below the postcode median (67 m² across 5 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2009. Past consents include an extension, meaningful when judging how the property has evolved. Across 2005–2007, sale prices on this property compounded at 25.1% per year. Today's modelled estimate of £119,000 is 26.6% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£230/sq ft) was about 22.7% above the typical sold price in the postcode.