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

33 Gravel Hill is a two-bedroom detached house in Emmer Green, Reading, Reading (RG4 8QN). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (July 2021) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 84), a 3-band jump. Our model identifies extension potential, subject to local planning policy. The home occupies a corner plot.

At 89 m² it's 18% smaller than the typical home in the postcode (109 m² median across 12 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£658/sq ft) was about 81.8% above the typical sold price in the postcode. Last sale on file: £630,000 in November 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.