The Garden House, Bayliss Road, Wargrave, Reading, RG10 8DR

The Garden House is an end-of-terrace house in Wargrave, Reading, Reading (RG10 8DR). It has a recorded floor area of 298 m² (around 3208 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (May 2012) shows a G (score 5), near the bottom of the EPC scale. The recommended improvements would push it to F (score 38). Main heating runs on oil. The latest certificate is from May 2012, so improvements made since then won't be reflected.

At 298 m² the property is well over the postcode median (171 m² across 14 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 5 planning records sit against the property, 2 approved, 0 refused. Past consents include a garage conversion, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. On a £-per-square-foot basis, the last sale (£421/sq ft) was about 34.6% above the typical sold price in the postcode. On the market in December 2015 and unlisted since — roughly 10 years.