Dolphin House is a two-bedroom detached house in Wokingham (RG40 1DG). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1950-1966 and council tax band C. At 65 m² this is the 5th smallest of 6 units on EPC record in Dolphin House, where floor areas span 60–66 m². The building's EPC ratings span F to C across 6 units on file. The latest certificate (June 2017) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76).
Sale prices here have outpaced Wokingham HPI: 1.8% per year against 0% for the wider region. At 65 m² it's 27% smaller than the typical home in the postcode (89 m² median across 25 EPCs). Last sale on file: £250,000 in December 2023. 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
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
£274,000
Modelled from EPC, postcode comparables and a sale-price growth of 1.8% per year over 19 years.
£250,000
Growth on file: 1.8% per year over 19 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
On years held, Dolphin House runs well behind the street norm.
Price per m²
£3,846
Street avg £3,640
Floor Area
65 m²
Street avg 63 m²
Habitable Rooms
3 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
What will this home really cost to run?
The EPC's recommended upgrades and their estimated cost, in the full report
14 December 2023Most recent
£250,000
+6.4%over 3 years30 June 2020
£235,000
+31.4%over 15 years8 September 2004
£178,807
Median price across the last 5 sales in RG40 1DG: £435,000 (2025–2020).

Street avg 4 rooms
CO₂ Emissions
3.5 t/year
Street avg 3.3 t/year
RG40 1XJ
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