Holly House is a detached house in Billingbear, Wokingham, Wokingham (RG40 5RR). It has a recorded floor area of 134 m² (around 1442 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (April 2025) shows an F (score 31), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since August 2013. Between certificates, lighting went from Poor to Very Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Poor. The recommended improvements would lift it to C (score 79), a 3-band jump. Main heating runs on oil.
At 134 m² it's 26.4% smaller than the typical home in the postcode (182 m² median across 4 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). One historical planning record sits against the property in 2026.
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
Holly House's carbon output runs well above what efficient homes in the postcode produce.
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Holly House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£909,000
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 floor area, Holly House runs well behind the street norm.
EPC Rating
31 (F)
Street avg 47 (E)
Floor Area
134 m²
Street avg 208 m²
CO₂ Emissions
11.0 t/year
Street avg 8.3 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
1.3 km

Daytime· 07:00 – 23:00
47.1dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Hot water efficiency decreased
More low energy lighting installed
Median price across the last 5 sales in RG40 5RR: £650,000 (2021–2010).

Habitable Rooms
7 rooms
Street avg 8 rooms
Terrace Road North H & R 1 — bus stop.
Closest school
1.5 km
Binfield Church of England Primary School. 7 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
40.2dB