The Cottage, Ninevah Lane, Badsworth, Pontefract, WF9 1AP

The Cottage is a detached house in Badsworth, Pontefract, Pontefract (WF9 1AP). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (March 2017) shows an F (score 26), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 66), a 2-band jump. Main heating runs on lpg.

Held since August 2006 — that's 20 years off the open market, well above the local norm. At 99 m² it sits well below the postcode median (187 m² across 6 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). One planning record on file: an extension approved in 2010. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £823,000 is 44.4% above the 2006 sale price. On a £-per-square-foot basis, the last sale (£535/sq ft) was about 157.4% above the typical sold price in the postcode.