Council tax band
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Just looking for some (more) advise.
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There are 3 methods of measuring property, Gross External Area, Gross Internal Area and Net Internal Area. The VOA use GEA for houses and bungalows and NIA for flats and maisonettes. Estate agents and EPC providers may use different methods and neither are renowned for 100% accuracy.
If you can photograph the houses and post on here I or other posters may be able to give you a rough idea
The HPI will not be accurate, but despite the inaccuracy, the true figure may be lower than £88,000.
It is doubtful if the VOA took much account of garden size when first banding the house and the current CT band would only.reflect what was there now. My personal observation was that garden size didn't tend to influence house prices until the late 1990s when newbuild plots started getting ridiculously small. A decent size 4 bed bungalow with an attached or detached garage would take up almost half of a 20m x 15m plot. In 1991 the loss of that land compared to what remained would have had a minimal effect on the sale price.
From memory the only time my former colleagues or myself have ever reduced a CT band on plot size was on 4 (or more) bed detached houses which had been so over extended that hardly any garden remained and also the internal layout often left something to be desired. As unextended 4 (or more) bed houses of the same size were in the lower quarter of Band F, the extended houses would be reduced to Band E.
Unfortunately I don't think there is much mileage in the land issue.