Model valuation£417,0008 Busby Close
Local market context
Projection East, Flat 10, Merchants Place, Reading, RG1 1EG
Estimated value
£205,000
- Since the 2015 sale (£220,000)-7%
- Against RG1 1EG's recent median (£189,000)+8%
Newest record on this page: February 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 07
Habitable rooms
3
From EPC
Floor area
57 m²
614 sq ft
Energy rating
C
Score 75
Council tax
Band C
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
£205,000
- Against its 2015 sale (£220,000)-7%
- Against RG1 1EG's recent median (£189,000)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Projection East is modelled from its 57 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 1EG. 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
57 m² from the EPC lodged in February 2021
Sales of this home
2 sales recorded, the latest in 2015
Recent sales in RG1 1EG
5 sales, median £189,000 (2017–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2017 | 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.
Sales timeline
18 August 2015Most recent
£220,000
+14.0%over 8 years20 December 2006
£193,000
Median price across the last 5 sales in RG1 1EG: £189,000 (2017–2013).
Nearby sales in RG1 1EG
Projection East, Flat 4, Merchants Place, Reading, RG1 1EG
Sold Mar 2017
£275,000Projection East, Flat 9, Merchants Place, Reading, RG1 1EG
Sold Dec 2014
£189,995Projection East, Flat 1, Merchants Place, Reading, RG1 1EG
Sold Jul 2014
£189,000Projection East, Flat 19, Merchants Place, Reading, RG1 1EG
Sold Apr 2014
£175,000Projection East, Flat 16, Merchants Place, Reading, RG1 1EG
Sold Aug 2013
£151,800
What this page doesn't show
1 potential issue has already been flagged for Projection East, Flat 10, Merchants Place, Reading, RG1 1EG. 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 Projection East
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Projection East is a mid-terrace house in Reading (RG1 1EG). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 2003-2006 and council tax band C. The latest certificate (February 2021) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since September 2010. Between certificates, lighting went from Poor to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Very Poor. The recommended improvements would push it to B (score 87). Main heating runs on electricity. At 57 m² this is the 11th smallest of 27 units on EPC record in Projection East, where floor areas span 40–67 m². The building's EPC ratings span D to B across 27 units on file.
Across 2006–2015, sale prices on this property compounded at 1.5% per year. On a £-per-square-foot basis, the last sale (£359/sq ft) was about 19.9% above the typical sold price in the postcode. 11 years since the last transfer (August 2015).
Before you decide
Everything you need to know about Projection East
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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 2)
Feb 2021
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
1.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 February 2031
Property Improvements
Changes detected from historical EPC data
Feb 2021from Sept 2010
Hot Water
Immersion (Off-Peak)Immersion
Hot water system changed
Low Energy Lighting
10%100%
More low energy lighting installed
Planning history
Applications and permits filed against Projection East, Flat 10, Merchants Place, Reading, RG1 1EG, sourced from the PlanIt planning register.
Projection East 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 Merchants Place homes
Four headline reads against 26 similar flats on this street, drawn from the latest EPC and Land Registry data.
Projection East is notably below the street on years held.
Price per m²
£3,860
Street avg £3,356
Floor Area
57 m²
Street avg 56 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.6 t/year
Street avg 1.7 t/year
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
0.6 km
Civitas Academy. 33 schools nearby.
Nearest schools
- Civitas AcademyPrimary554m
- E P Collier Primary SchoolPrimary610m
- Katesgrove Primary SchoolPrimary889m
- Coley Primary SchoolPrimary897m
Nearest stops
- Station RoadBus stop63m
- Blagrave StreetBus stop120m
- Reading Rail Station - busesBus station124m
- Reading Rail StationRailway station140m
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 1EG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.3dB
Night-time· 23:00 – 07:00
46.7dB
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
21st centuryMid Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£206k
12 14, Flat 4, Queen Victoria Street
RG1 1TG
Flat
£201k
17 19, Flat 2, Valpy Street
RG1 1AR
Flat
£210k
17 19, Flat 6, Valpy Street
RG1 1AR
Flat
£200k
12 14, Flat 5, Queen Victoria Street
RG1 1TG
Flat
£199k
173 174, Flat 10, Friar Street
RG1 1HE
Flat
£199k
173 174, Flat 11, Friar Street
RG1 1HE
Flat
£199k
173 174, Flat 18, Friar Street
RG1 1HE
Flat
£199k
173 174, Flat 19, Friar Street
RG1 1HE
Flat
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 Projection East is modelled from its 57 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 1EG. 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. 2 sales are recorded for Projection East. 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 Projection East was lodged in February 2021 at band C and is valid until February 2031. 2 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 Projection East. 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 33 schools and 30 stops listed are measured in a straight line from RG1 1EG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Projection East is in council tax band C. 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 Projection East, Flat 10, Merchants Place, Reading, RG1 1EG. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG1 1EGSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- Projection East, Flat 10, Merchants Place, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales