28 Grazeley Road, Three Mile Cross, Reading, RG7 1BJ

28 Grazeley Road is a semi-detached house in Three Mile Cross, Reading, Reading (RG7 1BJ). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (June 2013) shows an F (score 35), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 88), a 4-band jump. The latest certificate is from June 2013, so improvements made since then won't be reflected.

At 86 m² it sits well below the postcode median (124 m² across 33 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. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a loft conversion and an annexe, meaningful when judging how the property has evolved. Today's modelled estimate of £462,000 is 15.5% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£432/sq ft) was about 31.2% above the typical sold price in the postcode. Most recent transfer: November 2022 at £400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.