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

Watermill House is a detached house in Kirk Smeaton, Pontefract, Pontefract (WF8 3JY). It has a recorded floor area of 225 m² (around 2422 sq ft), construction records dating it to 1967-1975 and council tax band G. The latest certificate (January 2015) shows an F (score 31), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 73), a 3-band jump. Main heating runs on oil. The latest certificate is from January 2015, so improvements made since then won't be reflected.

Held since March 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 225 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). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include tree works and an extension, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. Today's modelled estimate of £645,000 is 24.2% above the 2007 sale price.