22 Bainton Mead, Woking, GU21 3LW

22 Bainton Mead is a one-bedroom semi-detached house in Woking (GU21 3LW). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1983-1990 and council tax band C. The latest certificate (March 2020) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in April 2009 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Average, lighting went from Poor to Good and main heating went from Very Poor to Average; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 76). Main heating runs on electricity. At 52 m² this is the 36th smallest of 44 units on EPC record in the building, where floor areas span 35–55 m². The building's EPC ratings span E to C across 44 units on file.

At 52 m² it's 18.2% larger than the typical home in the postcode (44 m² median across 43 EPCs). Across 1995–2021, sale prices on this property compounded at 4.9% per year. Today's modelled estimate of £205,000 is 15.8% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£316/sq ft) was about 22% above the typical sold price in the postcode. Last sale on file: £177,000 in March 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.