Model valuation£417,0008 Busby Close
Local market context
34 Friar Street, Reading, RG1 1DX
Estimated value
£182,000
- Since the 2022 sale (£1,350,000)-87%
- Against RG1 1DX's recent median (£20,064,784)-99%
Newest record on this page: May 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Habitable rooms
1
From EPC
Floor area
17 m²
183 sq ft
Energy rating
D
Score 59
Council tax
Band B
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£182,000
- Against its 2022 sale (£1,350,000)-87%
- Against RG1 1DX's recent median (£20,064,784)-99%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 34 Friar Street is modelled from its 17 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 1DX. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
17 m² from the EPC lodged in February 2022
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in RG1 1DX
2 sales, median £20,064,784 (2021–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
19 May 2022Most recent
£1,350,000
Median price across the last 2 sales in RG1 1DX: £20,064,784 (2021–2018).
Nearby sales in RG1 1DX
What this page doesn't show
1 potential issue has already been flagged for 34 Friar Street, Reading, RG1 1DX. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 34 Friar Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
34 Friar Street is a mid-terrace house in Reading (RG1 1DX). It has a recorded floor area of 17 m² (around 183 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (February 2022) shows a D (score 59), a step below the typical UK home. When first surveyed in October 2008 the rating was G, the property has climbed 3 bands since. Between certificates, roof efficiency went from Very Poor to Average. The recommended improvements would push it to C (score 79). Main heating runs on electricity. At 17 m² this is the 3rd smallest of 7 units on EPC record in the building, where floor areas span 14–41 m². The building's EPC ratings span E to B across 7 units on file.
Today's modelled estimate of £182,000 is 86.5% below the 2022 sale of £1,350,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. Last sale on file: £1,350,000 in May 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 34 Friar Street
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 6)
Feb 2022
EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
1.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 February 2032
Property Improvements
Changes detected from historical EPC data
Mar 2009from Oct 2008
EPC improved fromG16toD59
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
100%25%
Low energy lighting percentage decreased
Jul 2009from Mar 2009
EPC improved fromD59toG9
Hot Water
InstantaneousImmersion
Hot water system changed
Low Energy Lighting
25%71%
More low energy lighting installed
Nov 2018from Jul 2009
EPC improved fromG9toE43
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Hot Water
ImmersionImmersion (Off-Peak)
Hot water system upgraded
Roof
Very PoorPoor
Roof insulation improved
Low Energy Lighting
71%100%
More low energy lighting installed
Feb 2022from Nov 2018
EPC improved fromE43toB83
Heating Controls
Prog + StatThermostat
Heating controls changed
Hot Water
Immersion (Off-Peak)Instantaneous
Hot water system changed
Feb 2022from Feb 2022
EPC improved fromB83toD59
Planning history
Applications and permits filed against 34 Friar Street, Reading, RG1 1DX, sourced from the PlanIt planning register.
34 Friar Street has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Friar Street homes
Four headline reads against 6 similar flats on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 34 Friar Street runs well behind the street norm.
EPC Rating
59 (D)
Street avg 61 (D)
Floor Area
17 m²
Street avg 23 m²
CO₂ Emissions
1.6 t/year
Street avg 1.7 t/year
Habitable Rooms
1 rooms
Street avg 2 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Reading district page.
Rail-style transport is unusually close for this postcode.
Crime
623/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Station Road — bus stop.
Closest school
0.5 km
Civitas Academy. 34 schools nearby.
Nearest schools
- Civitas AcademyPrimary501m
- E P Collier Primary SchoolPrimary632m
- Coley Primary SchoolPrimary828m
- Katesgrove Primary SchoolPrimary842m
Nearest stops
- Station RoadBus stop115m
- Friar StreetBus stop119m
- Greyfriars RoadBus stop142m
- West StreetBus stop175m
Most reported crime locally
- Violence & Sexual Offences3,065 reports33%
- Shoplifting1,458 reports16%
- Anti-social Behaviour868 reports9%
- Public Order811 reports9%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around RG1 1DX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.5dB
Night-time· 23:00 – 07:00
46.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-era1st Floor FlatEPC DPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£185k
12 14, Flat 2, Queen Victoria Street
RG1 1TG
Flat
£179k
1 Sackville Street
RG1 1NT
£179k
11b, Sackville Street
RG1 1NT
£189k
11 Stanshawe Road
RG1 1PB
2 bed1 bath
£192k
1 Stanshawe Court, Stanshawe Road
RG1 1PD
£195k
10a, Stanshawe Road
RG1 1PB
£196k
1 Belmont Court, Vachel Road
RG1 1NS
2 bed2 bath
£169k
11a, Sackville Street
RG1 1NT
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 34 Friar Street is modelled from its 17 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 1DX. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 34 Friar Street. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 34 Friar Street was lodged in February 2022 at band D and is valid until February 2032. 6 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 34 Friar Street. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 34 schools and 30 stops listed are measured in a straight line from RG1 1DX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 34 Friar Street is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 34 Friar Street, Reading, RG1 1DX. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 1DXSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 34 Friar Street, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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