8 Broad Acres, Haxby, York, YO32 3WL

8 Broad Acres is a four-bedroom detached house in Haxby, York, York (YO32 3WL). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (February 2016) shows an E (score 49), well below the UK norm with real room to improve. Earlier certificates rated it D (August 2015); the latest reading is one band lower. Between certificates, roof efficiency dropped from Average to Poor and window efficiency dropped from Average to Very Poor. The recommended improvements would lift it to C (score 80), a 2-band jump. The latest certificate is from February 2016, so improvements made since then won't be reflected. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility.

Sale prices here have outpaced York HPI: 16.2% per year against 0% for the wider region. Today's modelled estimate of £425,000 is 49.1% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£267/sq ft) was about 62.8% above the typical sold price in the postcode. One planning record on file: an extension approved in 2021. Past consents include an extension and a porch, meaningful when judging how the property has evolved. At 99 m² it's 22.7% smaller than the typical home in the postcode (128 m² median across 7 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). On the market in November 2015 and unlisted since — roughly 10 years.