45a, Bell Street, Henley On Thames, RG9 2BA
About 45a
45a is a mid-terrace house in Henley On Thames (RG9 2BA). It has a recorded floor area of 125 m² (around 1345 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (September 2023) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2013. Between certificates, roof efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would push it to C (score 76). At 125 m² this is the 10th 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 across 11 units on file.
At 125 m² the property is well over the postcode median (72 m² across 10 EPCs), placing it in the larger end of the local stock.
Know exactly what you're buying at 45a
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Roof insulation improved
More low energy lighting installed
Planning history
45a has no planning applications on record.
Notable planning nearby
11applications of note in the surrounding area
We flagged 2 things worth checking at 45a
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
45a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£632,000
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 45a, 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
45a outperforms the street on floor area by a wide margin.
EPC Rating
66 (D)
Street avg 66 (D)
Floor Area
125 m²
Street avg 79 m²
CO₂ Emissions
4.9 t/year
Street avg 3.6 t/year
Habitable Rooms
5 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
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