Riverside Farm, Water Lane, Kirk Smeaton, Pontefract, WF8 3LD

Riverside Farm is a detached house in Kirk Smeaton, Pontefract, Pontefract (WF8 3LD). It has a recorded floor area of 255 m² (around 2745 sq ft) and construction records dating it to before 1900. The latest certificate (July 2017) shows a G (score 1), near the bottom of the EPC scale. The rating has held steady at G across 2 certificates since June 2010. Between certificates, hot-water efficiency went from Poor to Average and lighting went from Average to Very Good; while roof efficiency dropped from Good to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to F (score 25). Main heating runs on oil.

Today's modelled estimate of £546,000 is 31.8% below the 2021 sale of £800,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£291/sq ft) was about 65.1% above the typical sold price in the postcode. At 255 m² the property is well over the postcode median (129 m² across 9 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 13 planning records sit against the property, 6 approved, 3 refused. Past consents include tree works, an extension, an annexe and partial demolition, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. Sold August 2021 for £800,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.