2a is a three-bedroom detached house in Wokingham (RG40 1BJ). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1996-2002 and council tax band C. At 52 m² this is the 2nd smallest of 4 units on EPC record in the building, where floor areas span 44–187 m². The building's EPC ratings span E to D, with this unit at the bottom. The latest certificate (January 2015) shows an E (score 54), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since July 2010. Between certificates, window efficiency went from Very Poor to Very Good and lighting went from Average to Very Good; while hot-water efficiency dropped from Good to Average and main heating dropped from Good to Very Poor. Main heating runs on electricity: electricity, unspecified tariff. The latest certificate is from January 2015, so improvements made since then won't be reflected.
Sale prices here have outpaced Wokingham HPI: 3.3% per year against 0% for the wider region. Today's modelled estimate of £285,000 is 29.5% above the 2013 sale price. On a £-per-square-foot basis, the last sale (£393/sq ft) was about 23% above the typical sold price in the postcode. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. At 52 m² it sits well below the postcode median (75 m² across 3 EPCs), making it one of the more compact homes locally. 13 years since the last transfer (June 2013).
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
2a's EPC is over a decade old — improvements since won't be reflected.
This certificate is over 10 years old and is no longer valid.Expired 30 Jan 2025
2a has a listed-building consent on record — alterations to a listed property are tightly controlled.
Proposed change of use of first & second floors of building from office B1(a) use to residential C3 use.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
30-day money-back guarantee
£285,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.3% per year over 12 years.
£220,000
Growth on file: 3.3% per year over 12 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Years Held for 2a runs comfortably ahead of the street norm.
Price per m²
£4,231
Street avg £5,529
Floor Area
52 m²
Street avg 48 m²
CO₂ Emissions
2.6 t/year
Street avg 1.8 t/year
Rail-style transport is unusually close for this postcode.
Crime
6/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Rectory Road — bus stop.

Daytime· 07:00 – 23:00
53.6dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heating system changed
Changed to a more efficient fuel source
Heating controls changed
Hot water system changed
High performance glazing installed
Proposed removal of internal partition wall in listed building.
28 June 2013Most recent
£220,000
+22.3%over 10 years15 May 2003
£179,950
+20.0%over 1 year21 August 2001
£150,000
Median price across the last 5 sales in RG40 1BJ: £320,000 (2018–2006).

Years Held
13 years
Street avg 10 years
RG40 1LA
Closest school
0.7 km
The Holt School. 19 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
44.9dB