Model valuation£417,0008 Busby Close
Local market context
1 River Road, Reading, RG1 2NF
4 sales on record
Estimated value
£304,000
- Since the 2002 sale (£154,000)+97%
- Against RG1 2NF's recent median (£161,500)+88%
Newest record on this page: March 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathroom
1
Floor area
67 m²
721 sq ft
Energy rating
E
Score 41
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
£304,000
- Against its 2002 sale (£154,000)+97%
- Against RG1 2NF's recent median (£161,500)+88%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 River Road is modelled from its 67 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG1 2NF. 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 April 2017
Sales of this home
4 sales recorded, the latest in 2002
Recent sales in RG1 2NF
5 sales, median £161,500 (2024–2012)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2024 | 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.
1 River Road has more than doubled in price since the earliest registered sale in 1995.
Sales timeline
20 December 2002Most recent
£154,000
+105.5%over 4 years12 November 1998
£74,950
+27.0%over 1 year16 April 1997
£59,000
+4.4%over 1 year20 July 1995
£56,500
Median price across the last 5 sales in RG1 2NF: £161,500 (2024–2012).
What this page doesn't show
2 potential issues have already been flagged for 1 River Road, Reading, RG1 2NF. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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
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About 1 River Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 River Road is a two-bedroom end-of-terrace house in Reading (RG1 2NF). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (April 2017) shows an E (score 41), well below the UK norm with real room to improve. When first surveyed in October 2008 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Good to Very Good. The recommended improvements would lift it to C (score 79), a 2-band jump.
Held since December 2002 — that's 24 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. Across 1995–2002, sale prices on this property compounded at 14.5% per year. Today's modelled estimate of £304,000 sits 97.4% above the 2002 sale of £154,000. On a £-per-square-foot basis, the last sale (£214/sq ft) was about 16.1% above the typical sold price in the postcode. It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar 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
- Bathrooms1
- Dining roomYes
- FireplaceYes
Outside
- Private gardenRear
- GarageYes
Building
- Heating systemGas
- ConciergeYes
- RefurbishedYes
Before you decide
Everything you need to know about 1 River Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Apr 2017
EPC Rating
A
B
C
D
E
E41
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
5.3 t/year
Occupancy
Rented
Certificate validity
Valid until 7 April 2027
Property Improvements
Changes detected from historical EPC data
Mar 2017from Oct 2008
Low Energy Lighting
50%75%
More low energy lighting installed
Apr 2017from Mar 2017
EPC improved fromF37toE41
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Planning history
Applications and permits filed against 1 River Road, Reading, RG1 2NF, sourced from the PlanIt planning register.
1 River Road has no planning applications on record.
22
But the area is active
22 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other River Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
1 River Road is notably below the street on epc rating.
Price per m²
£2,299
Street avg £2,302
Floor Area
67 m²
Street avg 71 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
5.3 t/year
Street avg 3.2 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.
Crime
623/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Katesgrove Lane — bus stop.
Closest school
0.1 km
Katesgrove Primary School. 32 schools nearby.
Nearest schools
- Katesgrove Primary SchoolPrimary127m
- Coley Primary SchoolPrimary340m
- New Christ Church Church of England Primary SchoolPrimary606m
- Kendrick SchoolSecondary696m
Nearest stops
- Katesgrove LaneBus stop61m
- Katesgrove LaneBus stop79m
- Pell StreetBus stop251m
- Crown StreetBus stop296m
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 2NF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.4dB
Night-time· 23:00 – 07:00
48.4dB
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-eraEnd-Terrace HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · 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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1 Quadrant Court, Jubilee Square
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1 Edgehill Street
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1 Deansgate Road
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1 Sherman Place
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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 1 River Road is modelled from its 67 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG1 2NF. 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. 4 sales are recorded for 1 River Road. 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 1 River Road was lodged in April 2017 at band E and is valid until April 2027. 3 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 1 River Road. 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 32 schools and 30 stops listed are measured in a straight line from RG1 2NF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 River Road 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 1 River Road, Reading, RG1 2NF. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 2NFSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 1 River Road, 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