71a, Flat A, Crisp Road, Henley On Thames, RG9 2EN
About 71a
71a is a detached house in Henley On Thames (RG9 2EN). It has a recorded floor area of 35 m² (around 377 sq ft) and construction records dating it to 2003-2006. 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 (February 2009); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good; while 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. One historical planning record sits against the property in 2023.
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
Energy performance
71a's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
More low energy lighting installed
Hot water efficiency decreased
Low energy lighting percentage decreased
Window efficiency improved
More low energy lighting installed
Planning history
- Aug 2023ExtensionFullIn report
Extension: Single storey · Rear of property
Rear single storey extension.
- Documents
- 5 docs on file
- Reference
- P23/S1439/FUL
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
30-day money-back guarantee
Sales history & valuation
71a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£225,000
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 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
Similar properties nearby
Flat 1, 11 Market Place
RG9 2AA
Flat 1, 18 Crisp Road
RG9 2EP
Flat 1, 62 Bell Street
RG9 2BN
71a, Flat B, Crisp Road
RG9 2EN
Blandy House, Flat 2, 29 Hart Street
RG9 2AR
Flat 1, 13 Fairmile
RG9 2JR
42a, Flat 1, Bell Street
RG9 2BG
Flat 1, 95 Kings Road
RG9 2DN
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