12 Langley Common Road is a detached house in Barkham, Wokingham, Wokingham (RG40 4TS). It has a recorded floor area of 188 m² (around 2024 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (December 2015) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. The latest certificate is from December 2015, so improvements made since then won't be reflected.
At 188 m² the property is well over the postcode median (127 m² across 16 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 4 planning records sit against the property, 3 approved, 1 refused. Past consents include an extension, a garage conversion, a conservatory and a porch, meaningful when judging how the property has evolved.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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12 Langley Common Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
This certificate is over 10 years old and is no longer valid.Expired 01 Dec 2025
Proposed partial demolition and rebuilding to form four bedroom dwelling with garage.
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.
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12 Langley Common Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£824,000
Modelled from EPC, postcode comparables.
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
On epc rating, 12 Langley Common Road runs well behind the street norm.
EPC Rating
54 (E)
Street avg 72 (C)
Floor Area
188 m²
Street avg 141 m²
CO₂ Emissions
8.7 t/year
Reported crime in the wider district is trending notably upward year-on-year.
Crime
6/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km

Daytime· 07:00 – 23:00
46.4dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Extension: Single storey · Rear of property
Amendment to F/2002/7152 with the addition of a single storey rear extension to dwelling to form conservatory and conversion of existing carport into garage
Median price across the last 5 sales in RG40 4TS: £650,000 (2023–2020).
24 Langley Common Road Barkham Wokingham
Sold Aug 2023
2 Langley Common Road Barkham Wokingham
Sold May 2022
14a Langley Common Road Barkham Wokingham
Sold Feb 2021
26 Langley Common Road Barkham Wokingham
Sold Jan 2020
28 Langley Common Road Barkham Wokingham
Sold Jun 2019

Street avg 4.4 t/year
Habitable Rooms
8 rooms
Street avg 7 rooms
RG40 4PL
Langley Common — bus stop.
Closest school
0.8 km
The Coombes Church of England Primary School. 4 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
38.9dB