Top House Farm Cottage, East Avenue, Upton, Pontefract, WF9 1DT

Top House Farm Cottage is a three-bedroom semi-detached house in Upton, Pontefract, Pontefract (WF9 1DT). It has a recorded floor area of 113 m² (around 1216 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (April 2014) shows an E (score 47), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since October 2011. Between certificates, window efficiency went from Average to Good; while hot-water efficiency dropped from Average to Poor and lighting dropped from Very Good to Very Poor. The recommended improvements would lift it to B (score 86), a 3-band jump. The latest certificate is from April 2014, so improvements made since then won't be reflected.

Held since January 2002 — that's 24 years off the open market, well above the local norm. At 113 m² the property is well over the postcode median (47 m² across 22 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. Today's modelled estimate of £201,000 sits 235.3% above the 2002 sale of £59,950. On a £-per-square-foot basis, the last sale (£49/sq ft) was about 55.4% below the postcode norm. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved.