Dolphin House is a two-bedroom end-of-terrace house in Wokingham (RG40 1DG). It has a recorded floor area of 63 m² (around 675 sq ft), construction records dating it to 1967-1975 and council tax band C. At 63 m² this is the 3rd 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, with this unit at the top. The latest certificate (July 2009) shows a C (score 72). The recommended improvements would push it to B (score 83). The latest certificate is from July 2009, so improvements made since then won't be reflected.
It hasn't traded since January 2010, a hold of 16 years that's notably long for the area. Sale prices here have outpaced Wokingham HPI: 2.9% per year against 0% for the wider region. Today's modelled estimate of £282,000 sits 56.7% above the 2010 sale of £180,000. On a £-per-square-foot basis, the last sale (£267/sq ft) was about 19.4% below the postcode norm. At 63 m² it's 29.5% smaller than the typical home in the postcode (89 m² median across 25 EPCs). 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'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This certificate is over 10 years old and is no longer valid.Expired 03 Jul 2019
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.
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£282,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.9% per year over 8 years.
£180,000
Growth on file: 2.9% per year over 8 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
On price per m², Dolphin House runs well behind the street norm.
Price per m²
£2,870
Street avg £3,884
Floor Area
63 m²
Street avg 63 m²
Habitable Rooms
4 rooms
Street avg 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
29 January 2010Most recent
£180,000
+24.1%over 7 years6 June 2002
£145,000
Median price across the last 5 sales in RG40 1DG: £435,000 (2025–2022).

CO₂ Emissions
2.6 t/year
Street avg 3.5 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