Projection West, Flat 16, Merchants Place, Reading, RG1 1ET

Projection West is a two-bedroom mid-terrace house in Reading (RG1 1ET). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to 2003-2006 and council tax band C. At 68 m² this is the 31st smallest of 43 units on EPC record in Projection West, where floor areas span 37–73 m². The building's EPC ratings span C to B, with this unit at the bottom. The latest certificate (July 2020) shows a C (score 79), near the top of the C band. The rating has held steady at C across 2 certificates since July 2010. Between certificates, lighting went from Very Poor to Average; while hot-water efficiency dropped from Average to Poor. The recommended improvements would push it to B (score 85). Main heating runs on electricity.

Held since February 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 68 m² the property is well over the postcode median (52 m² across 42 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £265,000 is 16.5% above the 2007 sale price.