1 Luscinia View, Napier Road, Reading, RG1 8AB

1 Luscinia View is a two-bedroom detached house in Reading (RG1 8AB). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 2003-2006 and council tax band C. At 73 m² this is the 45th smallest of 54 units on EPC record in the building, where floor areas span 63–146 m². The building's EPC ratings span D to B, with this unit at the bottom. The latest certificate (March 2020) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since November 2009. Between certificates, lighting went from Average to Good; while hot-water efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 77). Main heating runs on electricity.

Held since June 2004 — that's 22 years off the open market, well above the local norm. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). Today's modelled estimate of £280,000 is 24.4% above the 2004 sale price.