12 16, Market Place, Henley On Thames, RG9 2AH
About 12 16
12 16 is a property in Henley On Thames (RG9 2AH). It has a recorded floor area of 115 m² (around 1238 sq ft) and construction records dating it to 2012-2021. The latest certificate (December 2025) shows a D (score 55), a step below the typical UK home. When first surveyed in June 2015 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Average and main heating went from Very Poor to Poor; while window efficiency dropped from Good to Average. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition. At 115 m² this is the 4th smallest of 5 units on EPC record in 12 16, where floor areas span 105–115 m². On EPC score it ranks last in the building (55 versus a best of 66).
22 planning records sit against the property, 0 approved, 2 refused. The record references listed-building consent, which constrain future alterations. At 115 m² it's 22.3% larger than the typical home in the postcode (94 m² median across 21 EPCs).
Know exactly what you're buying at 12 16
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system upgraded
Wall insulation upgraded
Planning history
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Jan 2025AdvertisingIn report
Non-illuminated projecting sign.
- Documents
- 9 docs on file
- Reference
- P24/S3815/A
- Nov 2022RenovationFullIn report
Two new fabric canopies and associated support, new glazed entrance doors with single panel above, CCTV cameras, painting of existing window frames, panels and fascia.
New Windows- Documents
- 9 docs on file
- Reference
- P22/S3684/FUL
We flagged 2 things worth checking at 12 16
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.
- Signs of HMO activity in the area
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
12 16 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£697,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
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.
Median price across the last 3 sales in RG9 2AH: £5,000,000 (2023–2023).
Everything we know about 12 16, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Market Place homes
12 16 outperforms the street on floor area by a wide margin.
EPC Rating
55 (D)
Street avg 74 (C)
Floor Area
115 m²
Street avg 92 m²
CO₂ Emissions
1.7 t/year
Street avg 2.0 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Market Place — bus stop.
Closest school
0.2 km
The Henley College. 6 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
50.6dB
Night-time· 23:00 – 07:00
41.1dB