Model valuation£417,0008 Busby Close
Local market context
3 River Road, Reading, RG1 2NF
Extendable
Estimated value
£280,000
- Since the 2024 sale (£226,000)+24%
- Against RG1 2NF's recent median (£155,000)+81%
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
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
72 m²
775 sq ft
Energy rating
D
Score 63
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
£280,000
- Against its 2024 sale (£226,000)+24%
- Against RG1 2NF's recent median (£155,000)+81%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 3 River Road is modelled from its 72 m² EPC floor area, its 1 recorded sale 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
72 m² from the EPC lodged in April 2023
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in RG1 2NF
5 sales, median £155,000 (2023–2007)
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.
Latest sale on 3 River Road was the highest on Land Registry record across the postcode.
Sales timeline
20 March 2024Most recent
£226,000
Median price across the last 5 sales in RG1 2NF: £155,000 (2023–2007).
What this page doesn't show
2 potential issues have already been flagged for 3 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
One time fee only - money back guarantee
About 3 River Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
3 River Road is a two-bedroom mid-terrace house in Reading (RG1 2NF). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (April 2023) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 88), a 2-band jump. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.
At 72 m² it's 23.1% larger than the typical home in the postcode (59 m² median across 8 EPCs). Today's modelled estimate of £280,000 is 23.9% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£292/sq ft) was about 95.5% above the typical sold price in the postcode. Last sale on file: £226,000 in March 2024.
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
Outside
- Cul-de-sacYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 3 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
Apr 2023EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 April 2033
Planning history
Applications and permits filed against 3 River Road, Reading, RG1 2NF, sourced from the PlanIt planning register.
3 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.
On price per m², 3 River Road stands well clear of the street.
Price per m²
£3,139
Street avg £2,092
Floor Area
72 m²
Street avg 70 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.3 t/year
Street avg 3.6 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.
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-eraMid-Terrace HouseEPC DPre-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 £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.
£304k
1 River Road
RG1 2NF
2 bed1 bath
£313k
1 Hill Street
RG1 2NU
2 bed1 bath
£316k
1 Francis Street
RG1 2QB
2 bed1 bath
£246k
1 Katesgrove Lane
RG1 2ND
2 bed1 bath
£225k
1 Quadrant Court, Jubilee Square
RG1 2GW
2 bed2 bath
£325k
1 Alpine Street
RG1 2PY
3 bed1 bath
£330k
1 Edgehill Street
RG1 2PU
1 bed1 bath
£211k
1 Deansgate Road
RG1 2RZ
1 bed1 bath
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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 3 River Road is modelled from its 72 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 3 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 3 River Road was lodged in April 2023 at band D and is valid until April 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 3 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
- 3 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 3 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
- 3 River Road, Reading valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales