Model valuation£417,0008 Busby Close
Local market context
Projection West, Flat 5, Merchants Place, Reading, RG1 1ET
Estimated value
£248,000
- Since the 2007 sale (£255,000)-3%
- Against RG1 1ET's recent median (£250,000)-1%
Newest record on this page: March 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 1st
Bedrooms
2
Bathrooms
2
Floor area
67 m²
721 sq ft
Energy rating
C
Score 79
Council tax
Band C
Tenure
Private Rental
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
£248,000
- Against its 2007 sale (£255,000)-3%
- Against RG1 1ET's recent median (£250,000)-1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Projection West is modelled from its 67 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 1ET. 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
67 m² from the EPC lodged in October 2019
Sales of this home
1 sale recorded, the latest in 2007
Recent sales in RG1 1ET
5 sales, median £250,000 (2022–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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 at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
5 January 2007Most recent
£255,000
Median price across the last 5 sales in RG1 1ET: £250,000 (2022–2019).
Nearby sales in RG1 1ET
Projection West, Flat 34, Merchants Place, Reading, RG1 1ET
Sold Mar 2022
£206,000Projection West, Flat 21, Merchants Place, Reading, RG1 1ET
Sold Feb 2021
£250,000Projection West, Flat 19, Merchants Place, Reading, RG1 1ET
Sold Oct 2019
£208,000Projection West, Flat 32, Merchants Place, Reading, RG1 1ET
Sold Sept 2019
£259,000Projection West, Flat 12, Merchants Place, Reading, RG1 1ET
Sold Feb 2019
£260,000
What this page doesn't show
1 potential issue has already been flagged for Projection West, Flat 5, Merchants Place, Reading, RG1 1ET. 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 West
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Projection West is a two-bedroom mid-terrace house in Reading (RG1 1ET). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to 2003-2006 and council tax band C. At 67 m² this is the 30th smallest of 43 units on EPC record in Projection West, where floor areas span 37–73 m². The building's EPC ratings span C to B, with this unit at the bottom. Other recorded features include a balcony. The latest certificate (October 2019) shows a C (score 79), near the top of the C band. The rating has held steady at C across 2 certificates since May 2009. Between certificates, hot-water efficiency dropped from Average to Poor and lighting dropped from Good to Poor. The recommended improvements would push it to B (score 85). Main heating runs on electricity.
It hasn't traded since January 2007, a hold of 20 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 67 m² it's 28.8% larger than the typical home in the postcode (52 m² median across 42 EPCs).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms2
- Open-plan layoutYes
- EnsuiteYes
Outside
- BalconyYes
Building
- Heating systemElectric
- LiftYes
- RefurbishedYes
Before you decide
Everything you need to know about Projection West
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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 2)
Oct 2019
EPC Rating
A
B
C
C79
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 28 October 2029
Planning history
Applications and permits filed against Projection West, Flat 5, Merchants Place, Reading, RG1 1ET, sourced from the PlanIt planning register.
Projection West 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 42 similar flats on this street, drawn from the latest EPC and Land Registry data.
Projection West is notably below the street on co₂ emissions.
Price per m²
£3,806
Street avg £3,887
Floor Area
67 m²
Street avg 57 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 1.6 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
0.5 km
Civitas Academy. 33 schools nearby.
Nearest schools
- Civitas AcademyPrimary537m
- E P Collier Primary SchoolPrimary606m
- Katesgrove Primary SchoolPrimary885m
- Coley Primary SchoolPrimary887m
Nearest stops
- Station RoadBus stop76m
- Blagrave StreetBus stop137m
- Reading Rail Station - busesBus station140m
- Reading Rail StationRailway station153m
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 1ET 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
46.8dB
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 century1st 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
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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 West is modelled from its 67 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 1ET. 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 Projection West. 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 West was lodged in October 2019 at band C and is valid until October 2029. 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 West. 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 1ET, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Projection West 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 West, Flat 5, Merchants Place, Reading, RG1 1ET. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 1ETSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- Projection West, Flat 5, 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