Watermill Farm, Main Street, Kirk Smeaton, Pontefract, WF8 3JY

Watermill Farm is a detached house in Kirk Smeaton, Pontefract, Pontefract (WF8 3JY). It has a recorded floor area of 237 m² (around 2551 sq ft) and construction records dating it to 1950-1966. The latest certificate (May 2017) shows an F (score 35), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since March 2011. Between certificates, lighting went from Poor to Good. The recommended improvements would push it to E (score 50). Main heating runs on lpg.

Held since April 1995 — that's 31 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. At 237 m² the property is well over the postcode median (70 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). Today's modelled estimate of £484,000 sits 706.7% above the 1995 sale of £60,000. 8 planning records sit against the property, 6 approved, 1 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations.