12a, The Broadway, Newbury, RG14 1BA

12a is a two-bedroom mid-terrace house in Newbury (RG14 1BA). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1930-1949 and council tax band B. At 73 m² this is the largest unit on EPC record across the building (36–73 m²). The building's EPC ratings span E to D, with this unit at the top. On EPC score it ranks first in the building (57 versus a worst of 40). The latest certificate (May 2020) shows a D (score 57), a step below the typical UK home. When first surveyed in March 2009 the rating was F, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Very Poor to Good, lighting went from Average to Very Good and main heating went from Poor to Good; while roof efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 72).

Today's modelled estimate of £439,000 is 20.2% below the 2007 sale of £550,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. It hasn't traded since March 2007, a hold of 19 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 73 m² the property is well over the postcode median (42 m² across 4 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs).