65a, Hamilton Road, Reading, RG1 5RA

65a is a three-bedroom semi-detached house in Reading (RG1 5RA). It has a recorded floor area of 33 m² (around 355 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (October 2016) shows a D (score 55), a step below the typical UK home. When first surveyed in April 2013 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good, window efficiency went from Poor to Average and lighting went from Good to Very Good; while roof efficiency dropped from Good to Poor and hot-water efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 75). Main heating runs on electricity. At 33 m² this is the 8th smallest of 36 units on EPC record in the building, where floor areas span 20–268 m². The building's EPC ratings span E to C across 36 units on file. Other recorded features include outbuildings. Period features are noted in the property record.

Held since May 2008 — that's 18 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. Across 1995–2008, sale prices on this property compounded at 9% per year. Today's modelled estimate of £764,000 sits 58% above the 2008 sale of £483,500. On a £-per-square-foot basis, the last sale (£1,361/sq ft) was about 391.3% above the typical sold price in the postcode. At 33 m² it sits well below the postcode median (60 m² across 35 EPCs), making it one of the more compact homes locally. 8 planning records sit against the property, 8 approved, 0 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved.