17 Beech Grove, Kinsley, Pontefract, WF9 5JZ

17 Beech Grove is a two-bedroom semi-detached house in Kinsley, Pontefract, Pontefract (WF9 5JZ). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1950-1966 and council tax band A. The property has an EV charger on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a conservatory. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility. The home occupies a cul-de-sac position. The latest certificate (October 2020) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 71), a 2-band jump.

At 81 m² the property is well over the postcode median (50 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. One planning record on file: an extension approved in 2023. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £165,000 is 46.7% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£129/sq ft) was about 18.7% below the postcode norm. Last sale on file: £112,500 in March 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.