28 Wessex Gardens, Twyford, Reading, RG10 0AY

28 Wessex Gardens is a detached house in Twyford, Reading, Reading (RG10 0AY). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (May 2013) shows an F (score 27), near the bottom of the EPC scale. Earlier certificates rated it E (January 2011); the latest reading is one band lower. Between certificates, roof efficiency went from Very Poor to Poor, lighting went from Poor to Very Good and main heating went from Average to Good; while wall efficiency dropped from Poor to Very Poor and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 73), a 3-band jump. The latest certificate is from May 2013, so improvements made since then won't be reflected.

At 85 m² it's 18.3% smaller than the typical home in the postcode (104 m² median across 26 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £515,000 sits 74.6% above the 2011 sale of £295,000. On a £-per-square-foot basis, the last sale (£322/sq ft) was about 15% below the postcode norm. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. On the market in December 2011 and unlisted since — roughly 14 years.