Flat 3, 87 Henley Road, Caversham, Reading, RG4 6DS

Flat 3 is a one-bedroom detached house in Caversham, Reading, Reading (RG4 6DS). It has a recorded floor area of 43 m² (around 463 sq ft) and construction records dating it to 1900-1929. At 43 m² this is the smallest unit on EPC record across the building (43–190 m²). The building's EPC ratings span E to D, with this unit at the bottom. On EPC score it ranks last in the building (46 versus a best of 66). Other recorded features include a self-contained annexe. The latest certificate (June 2018) shows an E (score 46), well below the UK norm with real room to improve. When first surveyed in January 2009 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and window efficiency went from Very Poor to Poor. The recommended improvements would push it to D (score 62).

Held since April 1995 — that's 31 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £176,000 sits 486.7% above the 1995 sale of £30,000. On a £-per-square-foot basis, the last sale (£65/sq ft) was about 72.9% below the postcode norm. At 43 m² it sits well below the postcode median (90 m² across 32 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 84% of similar EPCs).