Flat 2, 52 High Street, Wargrave, Reading, RG10 8BY

Flat 2 is a one-bedroom mid-terrace house in Wargrave, Reading, Reading (RG10 8BY). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to before 1900 and council tax band C. At 43 m² this is the largest unit on EPC record across the building (37–43 m²). The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (July 2025) shows an E (score 51), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since January 2013. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Very Poor to Poor and main heating went from Very Poor to Poor; while lighting dropped from Very Good to Good. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on electricity.

It hasn't traded since February 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 43 m² it sits well below the postcode median (66 m² across 22 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £250,000 is 25% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£432/sq ft) was about 29.8% above the typical sold price in the postcode.