2 Bell Lane, Henley On Thames, RG9 2HP

2 Bell Lane is a detached house in Henley On Thames (RG9 2HP). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to 1976-1982 and council tax band A. At 39 m² this is the smallest unit on EPC record across the building (39–175 m²). The building's EPC ratings span E to D, with this unit at the top. The latest certificate (July 2016) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 69).

Today's modelled estimate of £193,000 is 91.6% below the 2019 sale of £2,294,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£5,465/sq ft) was about 592.6% above the typical sold price in the postcode. At 39 m² it sits well below the postcode median (127 m² across 6 EPCs), making it one of the more compact homes locally. Last sale on file: £2,294,000 in September 2019. One historical planning record sits against the property in 2022.