25 Gravel Hill, Emmer Green, Reading, RG4 8QN

25 Gravel Hill is a four-bedroom detached house in Emmer Green, Reading, Reading (RG4 8QN). It has a recorded floor area of 167 m² (around 1798 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (December 2020) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since November 2008. Between certificates, lighting went from Poor to Good; while wall efficiency dropped from Good to Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 77). Other recorded features include a conservatory. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.

Held since February 2000 — that's 26 years off the open market, well above the local norm. At 167 m² the property is well over the postcode median (98 m² across 12 EPCs), placing it in the larger end of the local stock. Across 1995–2000, sale prices on this property compounded at 21.1% per year. Today's modelled estimate of £778,000 sits 261.9% above the 2000 sale of £215,000. On a £-per-square-foot basis, the last sale (£120/sq ft) was about 70.1% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved.