3 Hafod, Emmer Green, Reading, RG4 8LZ

3 Hafod is a four-bedroom detached house in Emmer Green, Reading, Reading (RG4 8LZ). It has a recorded floor area of 118 m² (around 1270 sq ft), construction records dating it to 1991-1995 and council tax band F. The latest certificate (October 2014) shows an E (score 53), well below the UK norm with real room to improve. Earlier certificates rated it D (March 2009); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Poor and roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 82), a 3-band jump. The latest certificate is from October 2014, so improvements made since then won't be reflected.

Held since December 2009 — that's 16 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 1997–2009, sale prices on this property compounded at 7.4% per year. Today's modelled estimate of £585,000 sits 61.2% above the 2009 sale of £363,000. On a £-per-square-foot basis, the last sale (£286/sq ft) was about 17.9% above the typical sold price in the postcode. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include new windows, meaningful when judging how the property has evolved. At 118 m² it's 17.3% smaller than the typical home in the postcode (143 m² median across 8 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs).