Forge House, Rudgate, Whixley, York, YO26 8AL

Forge House is a detached house in Whixley, York, York (YO26 8AL). It has a recorded floor area of 192 m² (around 2067 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (July 2014) shows a D (score 55), a step below the typical UK home. When first surveyed in May 2009 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Good, window efficiency went from Very Poor to Average and hot-water efficiency went from Poor to Average. The recommended improvements would push it to C (score 80). Main heating runs on dual fuel. The latest certificate is from July 2014, so improvements made since then won't be reflected.

Held since September 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 192 m² the property is well over the postcode median (123 m² across 13 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £529,000 sits 164.5% above the 2009 sale of £200,000. On a £-per-square-foot basis, the last sale (£97/sq ft) was about 59.5% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.