Dolphin House is a two-bedroom semi-detached house in Wokingham (RG40 1DG). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1950-1966 and council tax band C. At 60 m² this is the smallest unit on EPC record across Dolphin House (60–66 m²). The building's EPC ratings span F to C, with this unit at the bottom. On EPC score it ranks last in the building (34 versus a best of 76). The latest certificate (February 2019) shows an F (score 34), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 76), a 3-band jump. Main heating runs on electricity.
At 60 m² it sits well below the postcode median (89 m² across 25 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £303,000 is 17.4% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£399/sq ft) was about 27.9% above the typical sold price in the postcode. Most recent transfer: July 2019 at £258,000. One historical planning record sits against the property in 2019.
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
Dolphin House sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
SECTION 211 NOTIFICATION FOR WORKS IN THE WOKINGHAM TOWN CENTRE CONSERVATION AREA T1, Lime - Tall tree with potentially weak fork. Previously installed cable bracing has snapped. Reduce height by 3 metres and sides by 3 meteRs. Remove dead wood and crown lift to 5 metres. Install 2 x non-invasive cable braces to best efect to support weak fork. The finished height to be 18m with an average radial spread of 6m.
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
£303,000
Modelled from EPC, postcode comparables.
£258,000
Recorded with HM Land Registry.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Price per m² for Dolphin House runs comfortably ahead of the street norm.
Price per m²
£4,300
Street avg £3,526
Floor Area
60 m²
Street avg 64 m²
Habitable Rooms
4 rooms
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
Milton Court — bus stop.

Daytime· 07:00 – 23:00
54.0dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
5 July 2019Most recent
£258,000
Median price across the last 5 sales in RG40 1DG: £435,000 (2025–2022).

Street avg 3 rooms
CO₂ Emissions
4.5 t/year
Street avg 3.1 t/year
RG40 1LH
Closest school
0.5 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
45.6dB