31 33, Hayloft, Hart Street, Henley On Thames, RG9 2AR
About 31 33
31 33 is a mid-terrace house in Henley On Thames (RG9 2AR). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (April 2025) shows an F (score 28), near the bottom of the EPC scale. The rating has held steady at F across 7 certificates since April 2009. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Good to Very Poor and main heating dropped from Good to Very Poor. Main heating runs on electricity: electricity, unspecified tariff.
Across 2024–2024, sale prices on this property compounded at -46.8% per year. Today's modelled estimate of £355,000 is 52.3% below the 2024 sale of £745,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. At 59 m² it sits well below the postcode median (87 m² across 9 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs). 3 planning records sit against the property, 0 approved, 0 refused. Most recent transfer: November 2024 at £745,000.
Know exactly what you're buying at 31 33
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
31 33's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Single glazing replaced with double or better glazing
Heating controls changed
More low energy lighting installed
Heating controls changed
Low energy lighting percentage decreased
Heating controls upgraded for better temperature management
Roof insulation improved
Heating system changed
Changed to a more efficient fuel source
Heating controls upgraded for better temperature management
Hot water system changed
Wall insulation improved
More low energy lighting installed
Planning history
- Nov 2024ConditionsIn report
Discharge of condition 3 (submission of details) on application P24/S2063/LB (Internal alterations to communal spaces at basement and ground floor level. Change of use and conversion of 1st floor office space (Use Class E) to new 1 bed dwelling (Use Class C3). Reconfiguration of layout to 2nd floor flat (The Old Armistice) including replacement bathroom and relocated kitchen).
- Documents
- 5 docs on file
- Reference
- P24/S3217/DIS
- Sept 2024HMOHeritageIn report
Internal alterations to communal spaces at basement and ground floor level. Change of use and conversion of 1st floor office space (Use Class E) to new 1 bed dwelling (Use Class C3). Reconfiguration of layout to 2nd floor flat (The Old Armistice) including replacement bathroom and relocated kitchen (updated bin storage, additional comparison plan, marketing reports, internal dimensions and amendments to internal alterations as shown on documents received 30th July 2024 and 23rd August 2024)
- Documents
- 35 docs on file
- Reference
- P24/S2063/LB
We flagged 2 things worth checking at 31 33
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
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Sales history & valuation
31 33 changed hands twice within eighteen months — unusual for the area.
£355,000
Modelled from EPC, postcode comparables and a sale-price growth of -46.8% per year over 1 year.
£745,000
Growth on file: -46.8% per year over 1 year.
Sales timeline
22 November 2024Most recent
£745,000
-46.8%12 September 2024
£1,400,000
Median price across the last 5 sales in RG9 2AR: £458,000 (2022–2001).
Everything we know about 31 33, 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 Hart Street homes
31 33 is notably below the street on epc rating.
EPC Rating
28 (F)
Street avg 56 (D)
Floor Area
59 m²
Street avg 66 m²
CO₂ Emissions
1.2 t/year
Street avg 3.2 t/year
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
0.0 km
Hart Street — bus stop.
Closest school
0.4 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
51.1dB
Night-time· 23:00 – 07:00
42.2dB