The Barn, Badgemore Lane, Henley On Thames, RG9 2JH
About The Barn
The Barn is a detached house in Henley On Thames (RG9 2JH). It has a recorded floor area of 199 m² (around 2142 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (April 2014) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 63). The latest certificate is from April 2014, so improvements made since then won't be reflected.
At 199 m² the property is well over the postcode median (69 m² across 10 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1999–2014, sale prices on this property compounded at 8.1% per year. Today's modelled estimate of £2,079,000 is 18.8% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£817/sq ft) was about 108.2% above the typical sold price in the postcode. Last sold in October 2014, so it's been off the market for around 12 years.
Know exactly what you're buying at The Barn
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
The Barn sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 Apr 2024
EPC Rating
Planning history
The Barn has no planning applications on record.
Notable planning nearby
11applications of note in the surrounding area
We flagged 2 things worth checking at The Barn
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 Barn has more than tripled in price since its earliest registered sale in 1999.
£2,079,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.1% per year over 15 years.
£1,750,000
Growth on file: 8.1% per year over 15 years.
Sales timeline
27 October 2014Most recent
£1,750,000
+218.2%over 14 years1 December 1999
£550,000
Median price across the last 5 sales in RG9 2JH: £393,000 (2025–2021).
Nearby sales in RG9 2JH
3 Badgemore Lane, Henley On Thames, RG9 2JH
Sold Sept 2025
£423,0001 Badgemore Lane, Henley On Thames, RG9 2JH
Sold Aug 2023
£305,000Little Court, Badgemore Lane, Henley On Thames, RG9 2JH
Sold Jun 2023
£1,050,0004 Badgemore Lane, Henley On Thames, RG9 2JH
Sold May 2023
£350,000Jubilee House, Badgemore Lane, Henley On Thames, RG9 2JH
Sold Dec 2019
£2,200,000
Everything we know about The Barn, 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 Badgemore Lane homes
The Barn outperforms the street on price per m² by a wide margin.
Price per m²
£8,794
Street avg £5,599
Floor Area
199 m²
Street avg 111 m²
Habitable Rooms
6 rooms
Street avg 4 rooms
CO₂ Emissions
10.0 t/year
Street avg 3.7 t/year
Similar properties nearby
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
Mount View — bus stop.
Closest school
0.4 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
42.1dB