Model valuation£417,0008 Busby Close
Local market context
7 11, Flat 2, Station Road, Reading, RG1 1LG
2 planning records
Estimated value
£188,000
- Against RG1 1LG's recent median (£3,050,000)-94%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 00
Habitable rooms
2
From EPC
Floor area
34 m²
366 sq ft
Energy rating
D
Score 66
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
£188,000
- Against RG1 1LG's recent median (£3,050,000)-94%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 7 11 is modelled from its 34 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG1 1LG. 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
34 m² from the EPC lodged in June 2026
Sales of this home
No sale recorded since 1995
Recent sales in RG1 1LG
4 sales, median £3,050,000 (2024–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
7 11 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 4 sales in RG1 1LG: £3,050,000 (2024–2013).
What this page doesn't show
1 potential issue has already been flagged for 7 11, Flat 2, Station Road, Reading, RG1 1LG. 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 7 11
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
7 11 is a mid-terrace house in Reading (RG1 1LG). It has a recorded floor area of 34 m² (around 366 sq ft) and construction records dating it to 2012 onwards. The latest certificate (June 2026) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in December 2015 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Poor; while window efficiency dropped from Average to Poor and lighting dropped from Very Good to Good. The recommended improvements would push it to C (score 74). Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition. At 34 m² this is the 2nd smallest of 20 units on EPC record in 7 11, where floor areas span 32–65 m². The building's EPC ratings span D to B, with this unit at the bottom.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include change of use to residential and an extension, meaningful when judging how the property has evolved. At 34 m² it's 24.4% smaller than the typical home in the postcode (45 m² median across 19 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs).
Before you decide
Everything you need to know about 7 11
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.
7 11's carbon output is low for the local stock.
Current Certificate(1 of 3)
Jun 2026
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Poor
CO2 Emissions
0.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 June 2036
Property Improvements
Changes detected from historical EPC data
Jan 2016from Dec 2015
Windows
Full DoubleHigh Performance
High performance glazing installed
Jun 2026from Jan 2016
EPC improved fromE51toD66
Heating Controls
Prog + StatThermostat
Heating controls changed
Hot Water
Very PoorPoor
Hot water efficiency improved
Wall Insulation
Partial InsulationInsulated Cavity
Wall insulation upgraded
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Planning history
Applications and permits filed against 7 11, Flat 2, Station Road, Reading, RG1 1LG, sourced from the PlanIt planning register.
2 applications on record at 7 11, Flat 2, Station Road, Reading, RG1 1LG
2decisions1extensions13documents2nearby
Flagged:Change of use
- Apr 2013Change of UseAmendmentOutcome in report
Application for an extension of the time limit for implementation of permission 09/00073/FUL for the addition of 1 floor to accommodate a residential (C3) 2-bedroom apartment, the conversion of 4 upper floorsfrom commercial (A2) to contain 12 No. 1-bedroom residential units. The conversion of commercial space at street level to ancillary resident ial storage at utility accommodation and partly to extend theretained retail unit.
- Documents
- 2 docs on file
- Reference
- PL/12/0353
- More recent applications — locked
- Change of UseApr 2013Decision
Unlock 7 11, Flat 2, Station Road, Reading, RG1 1LG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Station Road homes
Four headline reads against 19 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 7 11 runs well behind the street norm.
EPC Rating
66 (D)
Street avg 74 (C)
Floor Area
34 m²
Street avg 48 m²
CO₂ Emissions
0.5 t/year
Street avg 0.8 t/year
Habitable Rooms
2 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
0.0 km
Station Road — bus stop.
Closest school
0.6 km
Civitas Academy. 33 schools nearby.
Nearest schools
- Civitas AcademyPrimary591m
- E P Collier Primary SchoolPrimary647m
- Katesgrove Primary SchoolPrimary866m
- Kendrick SchoolSecondary873m
Nearest stops
- Station RoadBus stop20m
- Blagrave StreetBus stop109m
- Reading Rail Station - busesBus station119m
- Reading RailAirBus stop128m
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 1LG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.4dB
Night-time· 23:00 – 07:00
47.0dB
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 centuryGround Floor FlatEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
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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 7 11 is modelled from its 34 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG1 1LG. 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. No sale is recorded for 7 11, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 7 11 was lodged in June 2026 at band D and is valid until June 2036. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 7 11. 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 1LG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 7 11, Flat 2, Station Road, Reading, RG1 1LG. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 1LGSold prices, values and energy ratings for the postcode
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- 7 11, Flat 2, Station Road, Reading valuationHow the estimate is built and what moves it
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