8 Clarence Road, Henley On Thames, RG9 2DP
About 8 Clarence Road
8 Clarence Road is a three-bedroom mid-terrace house in Henley On Thames (RG9 2DP). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (August 2024) shows an F (score 38), near the bottom of the EPC scale. Earlier certificates rated it D (May 2011); the latest reading is 2 bands lower. Between certificates, lighting went from Poor to Very Good; while hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 78), a 3-band jump. Our model identifies extension potential, subject to local planning policy.
At 79 m² it's 25.4% larger than the typical home in the postcode (63 m² median across 27 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. It changed hands recently, sold April 2025 for £535,000. Across 2000–2025, sale prices on this property compounded at 4.3% per year. On a £-per-square-foot basis, the last sale (£629/sq ft) was about 51.4% above the typical sold price in the postcode. 3 planning records sit against the property, 0 approved, 0 refused.
Know exactly what you're buying at 8 Clarence Road
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
What this property has
Inside
- Bedrooms3
- Bathrooms1
- FireplaceYes
Outside
- Private gardenYes
Building
- Heating systemGas
- Extension potentialPossible
Energy performance
8 Clarence Road 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 decreased
More low energy lighting installed
Planning history
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
- Dec 2024ExtensionFullIn report
Extension: Single storey
Demolish single storey rear extension. Erection of new single storey kitchen/dining extension and first floor extension to accommodate bathroom. Refurbishment of the dwelling in accordance with existing planning approval. Replace all existing windows to double glazed sash windows in keeping with traditional style (renewal of Planning Permission P21/S0465/HH).
New Windows- Documents
- 13 docs on file
- Reference
- P24/S3412/HH
- Apr 2021DemolitionFullIn report
Extension: Single storey · Rear of property
Demolish single storey rear extension. Erection of new single storey extension. Replace all existing windows to double glazed sash windows in keeping with traditional style. (application P13/S1596/11 approved on 13-08-2013 and wall between No8 & No 6 commenced) A new application is now being submitted to include a small bathroom on the first floor and to increase the scale of the rear extension to incorporate a larger kitchen dining area.
ExtensionNew Windows- Documents
- 12 docs on file
- Reference
- P21/S0465/HH
We flagged 2 things worth checking at 8 Clarence Road
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
8 Clarence Road has more than doubled in price since the earliest registered sale in 2000.
£569,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.3% per year over 25 years.
£535,000
Growth on file: 4.3% per year over 25 years.
Sales timeline
24 April 2025Most recent
£535,000
+73.7%over 13 years26 July 2011
£308,000
+66.5%over 11 years19 April 2000
£185,000
Median price across the last 5 sales in RG9 2DP: £455,000 (2025–2021).
Nearby sales in RG9 2DP
1 Clarence Road, Henley On Thames, RG9 2DP
Sold Apr 2025
£405,00014 Clarence Road, Henley On Thames, RG9 2DP
Sold Jun 2024
£540,00016 Clarence Road, Henley On Thames, RG9 2DP
Sold Mar 2024
£525,0009 Clarence Road, Henley On Thames, RG9 2DP
Sold Aug 2021
£455,0004 Clarence Road, Henley On Thames, RG9 2DP
Sold Jun 2021
£425,000
Everything we know about 8 Clarence Road, 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 Clarence Road homes
EPC Rating for 8 Clarence Road lags the street by a wide margin.
Price per m²
£6,772
Street avg £5,620
Floor Area
79 m²
Street avg 68 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
6.9 t/year
Street avg 3.8 t/year
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1 Abrahams Road
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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
Henley Community Hospital — bus stop.
Closest school
0.3 km
Badgemore Primary School. 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
50.1dB
Night-time· 23:00 – 07:00
41.0dB