13 Baydon Drive, Reading, RG1 6JB

13 Baydon Drive is a four-bedroom semi-detached house in Reading (RG1 6JB). It has a recorded floor area of 164 m² (around 1765 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (January 2015) shows an E (score 47), well below the UK norm with real room to improve. Earlier certificates rated it D (October 2009); the latest reading is one band lower. Between certificates, lighting went from Poor to Average; while roof efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 74), a 2-band jump. The latest certificate is from January 2015, so improvements made since then won't be reflected.

It hasn't traded since March 2010, a hold of 16 years that's notably long for the area. At 164 m² the property is well over the postcode median (98 m² across 13 EPCs), placing it in the larger end of the local stock. Across 1999–2010, sale prices on this property compounded at 7.5% per year. Today's modelled estimate of £523,000 sits 64.5% above the 2010 sale of £318,000. On a £-per-square-foot basis, the last sale (£180/sq ft) was about 23.1% below the postcode norm. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved.