What type of property is 25a, Flat, Bell Street, RG9 2BA?

25a, Flat, Bell Street, RG9 2BA is a mid-terrace house.

When did 25a, Flat, Bell Street, RG9 2BA last change hands?

25a, Flat, Bell Street, RG9 2BA last sold for £455,000 in January 2022, around 4 years ago. Before that, it sold for £755,000 in January 2019, so prices have been falling over 3 years on record. Source: HM Land Registry.

How has the value of 25a, Flat, Bell Street, RG9 2BA changed over time?

Across 2 sales between January 2019 and January 2022, 25a, Flat, Bell Street, RG9 2BA fell from £755,000 to £455,000, a change of £300,000. That works out to roughly -15.3% per year compounded over 3 years. Source: HM Land Registry.

What energy rating does 25a, Flat, Bell Street, RG9 2BA have?

The current EPC rating for 25a, Flat, Bell Street, RG9 2BA is E with a score of 49 out of 100, lodged in July 2019. The assessor estimates the property could reach a D. Source: EPC Register.

What is the floor area of 25a, Flat, Bell Street, RG9 2BA?

25a, Flat, Bell Street, RG9 2BA has a recorded floor area of 88 m² (947 sq ft). Source: EPC Register.

How is 25a, Flat, Bell Street, RG9 2BA heated?

The latest EPC at 25a, Flat, Bell Street, RG9 2BA records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is 25a, Flat, Bell Street, RG9 2BA?

25a, Flat, Bell Street, RG9 2BA is in council tax band C.

Where is 25a, Flat, Bell Street, RG9 2BA located?

25a, Flat, Bell Street, RG9 2BA sits in Henley On Thames. It falls within the RG9 postcode district in Oxfordshire.

Is 25a, Flat, Bell Street, RG9 2BA in a safe area?

Police records around 25a, Flat, Bell Street, RG9 2BA show an average of 2 reported crimes per month over the last 6 months. Violent crime makes up roughly 57% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

Which schools serve 25a, Flat, Bell Street, RG9 2BA?

The closest primary school to 25a, Flat, Bell Street, RG9 2BA is Badgemore Primary School (537m), one of 4 primaries within walking distance. The closest secondary is The Henley College (358m), with 2 secondaries in the surrounding area.

What is the nearest station to 25a, Flat, Bell Street, RG9 2BA?

The closest bus stop to 25a, Flat, Bell Street, RG9 2BA is Bell Street, 80m away. The nearest rail option is Henley-on-Thames Rail Station, 586m away.

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25a, Flat, Bell Street, Henley On Thames, RG9 2BA

1 planning record

Property type

Mid terrace

Floor 1st

Habitable rooms

From EPC

Floor area

88 m²

947 sq ft

Energy rating

Score 49

Council tax

Band C

Tenure

Owner Occupied

Overview

About 25a

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

25a is a mid-terrace house in Henley On Thames (RG9 2BA). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (July 2019) shows an E (score 49), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since April 2009. Between certificates, hot-water efficiency went from Average to Good and main heating went from Average to Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to D (score 56).

At 88 m² it's 23.1% larger than the typical home in the postcode (72 m² median across 10 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2019–2022, sale prices on this property compounded at -15.3% per year. Sold January 2022 for £455,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2008.

Before you offer

Know exactly what you're buying at 25a

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

Already flagged here

Signs of HMO activity in the areaLarger development activity nearby

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

25a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 2)

Jul 2019

EPC Rating

E49

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Poor

CO2 Emissions

6.1 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Jul 2019from Apr 2009

Hot Water

AverageGood

Hot water efficiency improved

Windows

SecondaryPartial Double

Windows upgraded, improving insulation

Planning

Planning history

Applications and permits filed against 25a, Flat, Bell Street, Henley On Thames, RG9 2BA, sourced from the PlanIt planning register.

May 2008
Outbuilding
In report
Erection of timber storage shed.
Documents
12 docs on file
Reference
P08/E0360
View planning record

Before you offer

We flagged 2 things worth checking at 25a

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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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Current estimate

£441,000

Modelled from EPC, postcode comparables and a sale-price growth of -15.3% per year over 3 years.

See how we calculated this

Last sold (2022)

£455,000

Growth on file: -15.3% per year over 3 years.

Sales timeline

18 January 2022Most recent
£455,000
-39.7%over 3 years
4 January 2019
£755,000

Median price across the last 5 sales in RG9 2BA: £466,500 (2024–2021).

Nearby sales in RG9 2BA

Before you offer

Everything we know about 25a, 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

£14.99

Trusted by UK homebuyers

On the street

Versus other Bell Street homes

Four headline reads against 10 similar flats on this street, drawn from the latest EPC and Land Registry data.

25a is notably below the street on price per m².

Price per m²

£5,170

Street avg £5,800

Strongly below

Floor Area

88 m²

Street avg 82 m²

Above

Habitable Rooms

3 rooms

Street avg 4 rooms

On par

CO₂ Emissions

6.1 t/year

Street avg 3.4 t/year

Strongly below

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£428k

Belmont House, Flat 5, 23 New Street

RG9 2BP

Flat2 bed1 bath

£424k

42a, Flat 2, Bell Street

RG9 2BG

Flat

£465k

Blandy House, Flat 3, 29 Hart Street

RG9 2AR

Flat

£471k

40a, Flat, Bell Street

RG9 2BG

Flat

£482k

Belmont House, Flat 4, 23 New Street

RG9 2BP

Flat2 bed

£375k

19a, Flat, Hart Street

RG9 2AR

Flat

£370k

Flat 1, 48 Market Place

RG9 2AG

Flat

£369k

Flat 1, 95 Kings Road

RG9 2DN

Flat2 bed1 bath

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Henley On Thames district page.

Full Henley On Thames report

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG9 2BA from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

50.9dB

Low

Night-time road noise heatmap for RG9 2BA

Night-time· 23:00 – 07:00

41.7dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 25a, Flat, Bell Street, Henley On Thames, RG9 2BA. Each answer is also embedded as structured data for search engines.