12 Barrass Yard, Wakefield, WF2 8WJ

12 Barrass Yard is a two-bedroom end-of-terrace house in Wakefield (WF2 8WJ). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to 2003-2006 and council tax band B. At 42 m² this is the smallest unit on EPC record across the building (42–81 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (April 2026) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since November 2012. Between certificates, roof efficiency went from Good to Very Good, hot-water efficiency went from Poor to Average and lighting went from Average to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 83). Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.

Today's modelled estimate of £118,000 is 13.2% below the 2005 sale of £135,995, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£301/sq ft) was about 79.9% above the typical sold price in the postcode. Untraded for 21 years, with the last transfer in June 2005. At 42 m² it's 27.6% smaller than the typical home in the postcode (58 m² median across 10 EPCs).