40a, Flat, Bell Street, Henley On Thames, RG9 2BG
About 40a
40a is a mid-terrace house in Henley On Thames (RG9 2BG). It has a recorded floor area of 94 m² (around 1012 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (July 2018) shows an E (score 42), well below the UK norm with real room to improve. When first surveyed in November 2009 the rating was F, the property has climbed 1 band since. Between certificates, lighting went from Poor to Very Good. The recommended improvements would lift it to C (score 69), a 2-band jump.
At 94 m² the property is well over the postcode median (72 m² across 13 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 0 approved, 0 refused.
Know exactly what you're buying at 40a
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
40a's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
- Oct 2025AdvertisingIn report
1 x non-illuminated fascia sign to replace existing.
- Documents
- 8 docs on file
- Reference
- P25/S2604/A
- Oct 2025RenovationFullIn report
Proposal to alter the height of the shopfront
- Documents
- 8 docs on file
- Reference
- P25/S1941/FUL
We flagged 2 things worth checking at 40a
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
40a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£471,000
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 2BG: £925,000 (2023–2014).
Everything we know about 40a, 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 epc rating, 40a runs well behind the street norm.
EPC Rating
42 (E)
Street avg 55 (E)
Floor Area
94 m²
Street avg 83 m²
CO₂ Emissions
6.1 t/year
Street avg 5.3 t/year
Habitable Rooms
4 rooms
Street avg 3 rooms
Similar properties nearby
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42a, Flat 2, Bell Street
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Flat 1, 17 Bell Street
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19a, Flat, Hart Street
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Flat 1, 48 Market Place
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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
51.0dB
Night-time· 23:00 – 07:00
41.9dB