Model valuation£417,0008 Busby Close
Local market context
12 14, Flat 4, Queen Victoria Street, Reading, RG1 1TG
Estimated value
£206,000
- Since the 2019 sale (£1,080,000)-81%
- Against RG1 1TG's recent median (£3,190,925)-94%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 1st
Habitable rooms
2
From EPC
Floor area
65 m²
700 sq ft
Energy rating
D
Score 62
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
£206,000
- Against its 2019 sale (£1,080,000)-81%
- Against RG1 1TG's recent median (£3,190,925)-94%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 14 is modelled from its 65 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 1TG. 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
65 m² from the EPC lodged in August 2018
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in RG1 1TG
3 sales, median £3,190,925 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | 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
23 January 2019Most recent
£1,080,000
Median price across the last 3 sales in RG1 1TG: £3,190,925 (2025–2016).
What this page doesn't show
1 potential issue has already been flagged for 12 14, Flat 4, Queen Victoria Street, Reading, RG1 1TG. 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 12 14
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 14 is a mid-terrace house in Reading (RG1 1TG). It has a recorded floor area of 65 m² (around 700 sq ft) and construction records dating it to 1900-1929. At 65 m² this is the smallest unit on EPC record across 12 14 (65–107 m²). The building's EPC ratings span F to C across 6 units on file. The latest certificate (August 2018) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in November 2010 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Poor to Average and lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 71). Main heating runs on electricity.
Today's modelled estimate of £206,000 is 80.9% below the 2019 sale of £1,080,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. Most recent transfer: January 2019 at £1,080,000.
Before you decide
Everything you need to know about 12 14
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)
Aug 2018
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
5.7 t/year
Occupancy
Rented
Certificate validity
Valid until 9 August 2028
Property Improvements
Changes detected from historical EPC data
Aug 2018from Nov 2010
EPC improved fromF26toD62
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Windows
Partial DoubleMostly Double
Windows upgraded, improving insulation
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 12 14, Flat 4, Queen Victoria Street, Reading, RG1 1TG, sourced from the PlanIt planning register.
12 14 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 Queen Victoria Street homes
Four headline reads against 5 similar flats on this street, drawn from the latest EPC and Land Registry data.
12 14 is notably below the street on floor area.
EPC Rating
62 (D)
Street avg 58 (D)
Floor Area
65 m²
Street avg 81 m²
CO₂ Emissions
5.7 t/year
Street avg 4.9 t/year
Habitable Rooms
2 rooms
Street avg 3 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
0.6 km
Civitas Academy. 34 schools nearby.
Nearest schools
- Civitas AcademyPrimary645m
- E P Collier Primary SchoolPrimary751m
- Katesgrove Primary SchoolPrimary770m
- Kendrick SchoolSecondary773m
Nearest stops
- Station RoadBus stop91m
- Market PlaceBus stop175m
- Valpy StreetBus stop180m
- Minster StreetBus stop187m
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 1TG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.0dB
Night-time· 23:00 – 07:00
47.6dB
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 £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.
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173 174, Flat 3, Friar Street
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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 12 14 is modelled from its 65 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 1TG. 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 12 14. 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 12 14 was lodged in August 2018 at band D and is valid until August 2028. 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 12 14. 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 1TG, 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 12 14, Flat 4, Queen Victoria Street, Reading, RG1 1TG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 1TGSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 12 14, Flat 4, Queen Victoria Street, Reading valuationHow the estimate is built and what moves it
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