11 Abbey Gardens, Upper Woolhampton, Reading, RG7 5TZ

11 Abbey Gardens is an end-of-terrace house in Upper Woolhampton, Reading, Reading (RG7 5TZ). It has a recorded floor area of 229 m² (around 2465 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (April 2014) shows a G (score 16), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 68), a 3-band jump. Main heating runs on electricity. The latest certificate is from April 2014, so improvements made since then won't be reflected. At 229 m² this is the 56th smallest of 62 units on EPC record in the building, where floor areas span 50–381 m². The building's EPC ratings span G to B, with this unit at the bottom. On EPC score it ranks last in the building (16 versus a best of 81).

Held since December 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 229 m² the property is well over the postcode median (96 m² across 61 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.