Flat 2, 28 Baker Street, Reading, RG1 7XX

Flat 2 is a semi-detached house in Reading (RG1 7XX). It has a recorded floor area of 30 m² (around 323 sq ft), construction records dating it to 1950-1966 and council tax band A. At 30 m² this is the smallest unit on EPC record across the building (30–42 m²). On EPC score it ranks last in the building (42 versus a best of 47). The latest certificate (June 2023) shows an E (score 42), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2013. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on electricity.

Held since October 1996 — that's 30 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £129,000 sits 352.6% above the 1996 sale of £28,500. On a £-per-square-foot basis, the last sale (£88/sq ft) was about 68.9% below the postcode norm. At 30 m² it's 26.8% smaller than the typical home in the postcode (41 m² median across 41 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs).