Model valuation£417,0008 Busby Close
Local market context
6a, River Road, Reading, RG1 2NF
Estimated value
£166,000
- Since the 2023 sale (£161,500)+3%
- Against RG1 2NF's recent median (£155,000)+7%
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
Floor Ground
Habitable rooms
2
From EPC
Floor area
33 m²
355 sq ft
Energy rating
D
Score 64
Council tax
Band A
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
£166,000
- Against its 2023 sale (£161,500)+3%
- Against RG1 2NF's recent median (£155,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 6a is modelled from its 33 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
33 m² from the EPC lodged in November 2018
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in RG1 2NF
5 sales, median £155,000 (2024–2007)
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.
6a valuation sits well clear of the typical sold price in this postcode.
Sales timeline
14 September 2023Most recent
£161,500
Median price across the last 5 sales in RG1 2NF: £155,000 (2024–2007).
What this page doesn't show
2 potential issues have already been flagged for 6a, 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 6a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
6a is an end-of-terrace house in Reading (RG1 2NF). It has a recorded floor area of 33 m² (around 355 sq ft), construction records dating it to 1900-1929 and council tax band A. At 33 m² this is the smallest unit on EPC record across the building (33–72 m²). The building's EPC ratings span E to C across 9 units on file. The latest certificate (November 2018) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75).
At 33 m² it sits well below the postcode median (67 m² across 8 EPCs), making it one of the more compact homes locally. On a £-per-square-foot basis, the last sale (£455/sq ft) was about 204.9% above the typical sold price in the postcode. Most recent transfer: September 2023 at £161,500.
Before you decide
Everything you need to know about 6a
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger 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.
Current Certificate
Nov 2018EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 28 November 2028
Planning history
Applications and permits filed against 6a, River Road, Reading, RG1 2NF, sourced from the PlanIt planning register.
6a 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 3 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 6a runs comfortably ahead of the street norm.
Price per m²
£4,894
Street avg £3,624
Floor Area
33 m²
Street avg 46 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 2.4 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-eraGround Floor FlatEPC 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 £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£164k
1 Phoebe Court
RG1 2NA
£179k
1 Letcombe Court, Church Street
RG1 2SB
£185k
1 Aveley House, Iliffe Close
RG1 2QF
£190k
1 Basildon House, Iliffe Close
RG1 2QN
1 bed1 bath
£204k
1 Folk House, Church Street
RG1 2SB
£211k
1 Deansgate Road
RG1 2RZ
1 bed1 bath
£225k
1 Quadrant Court, Jubilee Square
RG1 2GW
2 bed2 bath
£227k
1 Rimaud House, Iliffe Close
RG1 2QG
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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 6a is modelled from its 33 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 6a. 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 6a was lodged in November 2018 at band D and is valid until November 2028. 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 6a. 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
- 6a is in council tax band A. 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 6a, River Road, Reading, RG1 2NF. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 2NFSold prices, values and energy ratings for the postcode
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