Flat 4, 85 Henley Road, Caversham, Reading, RG4 6DS

Flat 4 is a one-bedroom semi-detached house in Caversham, Reading, Reading (RG4 6DS). It has a recorded floor area of 38 m² (around 409 sq ft) and construction records dating it to 1900-1929. At 38 m² this is the smallest unit on EPC record across the building (38–79 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (November 2019) shows a C (score 69), just inside the C band. When first surveyed in May 2009 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor.

Held since August 2004 — that's 22 years off the open market, well above the local norm. Across 1999–2004, sale prices on this property compounded at 14.6% per year. Today's modelled estimate of £212,000 sits 69.6% above the 2004 sale of £125,000. On a £-per-square-foot basis, the last sale (£306/sq ft) was about 29.1% above the typical sold price in the postcode. At 38 m² it sits well below the postcode median (90 m² across 32 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 72% of similar EPCs).