71a, Crisp Road, Henley On Thames, RG9 2EN
About 71a
71a is a two-bedroom detached house in Henley On Thames (RG9 2EN). It has a recorded floor area of 35 m² (around 377 sq ft), construction records dating it to 2003-2006 and council tax band B. At 35 m² this is the smallest unit on EPC record across 71a (35–48 m²). The latest certificate (July 2022) shows a C (score 77), near the top of the C band. Earlier certificates rated it B (September 2009); the latest reading is one band lower. Between certificates, hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good.
At 35 m² it sits well below the postcode median (78 m² across 34 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £174,000 is 24.3% above the 2020 sale price. Last sale on file: £140,000 in July 2020.
Know exactly what you're buying at 71a
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
- Bedrooms2
- Bathrooms1
Energy performance
71a's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Low energy lighting percentage decreased
Window efficiency improved
More low energy lighting installed
Planning history
71a has no planning applications on record.
Notable planning nearby
11applications of note in the surrounding area
We flagged 2 things worth checking at 71a
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
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£174,000
Modelled from EPC, postcode comparables.
£140,000
Recorded with HM Land Registry.
Sales timeline
22 July 2020Most recent
£140,000
Median price across the last 5 sales in RG9 2EN: £393,000 (2025–2023).
Nearby sales in RG9 2EN
35 Crisp Road, Henley On Thames, RG9 2EN
Sold Nov 2025
£275,00013 Crisp Road, Henley On Thames, RG9 2EN
Sold Dec 2023
£400,00043 Crisp Road, Henley On Thames, RG9 2EN
Sold Sept 2023
£408,00033 Crisp Road, Henley On Thames, RG9 2EN
Sold Aug 2023
£393,00097 Crisp Road, Henley On Thames, RG9 2EN
Sold Mar 2022
£470,000
Everything we know about 71a, 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 Crisp Road homes
71a is notably below the street on floor area.
EPC Rating
77 (C)
Street avg 77 (C)
Floor Area
35 m²
Street avg 42 m²
CO₂ Emissions
1.1 t/year
Street avg 1.4 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Crisp Road — bus stop.
Closest school
0.1 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
48.7dB
Night-time· 23:00 – 07:00
40.1dB