23a, Bell Street, Henley On Thames, RG9 2BA
About 23a
23a is a mid-terrace house in Henley On Thames (RG9 2BA). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to before 1900 and council tax band C. At 64 m² this is the 4th smallest of 11 units on EPC record in the building, where floor areas span 58–125 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (February 2020) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since January 2010. Between certificates, hot-water efficiency went from Good to Very Good and lighting went from Very Poor to Good. The recommended improvements would lift it to C (score 73), a 2-band jump.
At 64 m² it's 22.4% smaller than the typical home in the postcode (83 m² median across 10 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 23a
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
23a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency improved
More low energy lighting installed
Planning history
23a has no planning applications on record.
Notable planning nearby
11applications of note in the surrounding area
We flagged 2 things worth checking at 23a
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
23a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£358,000
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 5 sales in RG9 2BA: £466,500 (2024–2022).
Nearby sales in RG9 2BA
43a, Bell Street, Henley On Thames, RG9 2BA
Sold May 2024
£510,00021a, Bell Street, Henley On Thames, RG9 2BA
Sold May 2023
£5,000,000Flat 3, 17 Bell Street, Henley On Thames, RG9 2BA
Sold Mar 2023
£466,50025a, Flat, Bell Street, Henley On Thames, RG9 2BA
Sold Jan 2022
£455,00030b, Bell Street, Henley On Thames, RG9 2BA
Sold Dec 2021
£327,500
Everything we know about 23a, 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 Bell Street homes
On habitable rooms, 23a runs well behind the street norm.
EPC Rating
53 (E)
Street avg 68 (D)
Floor Area
64 m²
Street avg 85 m²
CO₂ Emissions
4.4 t/year
Street avg 3.6 t/year
Habitable Rooms
2 rooms
Street avg 4 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
Bell 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
50.9dB
Night-time· 23:00 – 07:00
41.7dB