Model valuation£417,0008 Busby Close
Local market context
11 Hill Street, Reading, RG1 2NU
Extendable1 planning record
Estimated value
£269,000
- Since the 2002 sale (£120,500)+123%
- Against RG1 2NU's recent median (£315,000)-15%
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
Bedrooms
2
Bathroom
1
Floor area
56 m²
603 sq ft
Energy rating
D
Score 58
Council tax
Band B
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
£269,000
- Against its 2002 sale (£120,500)+123%
- Against RG1 2NU's recent median (£315,000)-15%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Hill Street is modelled from its 56 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 2NU. 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
56 m² from the EPC lodged in January 2020
Sales of this home
2 sales recorded, the latest in 2002
Recent sales in RG1 2NU
5 sales, median £315,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
11 Hill Street has more than doubled in price since the earliest registered sale in 1995.
Sales timeline
30 April 2002Most recent
£120,500
+180.2%over 7 years12 April 1995
£43,000
Median price across the last 5 sales in RG1 2NU: £315,000 (2025–2023).
What this page doesn't show
2 potential issues have already been flagged for 11 Hill Street, Reading, RG1 2NU. 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 11 Hill Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Hill Street is a two-bedroom mid-terrace house in Reading (RG1 2NU). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (January 2020) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 2 certificates since January 2010. Between certificates, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 84), a 2-band jump. Our model identifies extension potential, subject to local planning policy.
Held since April 2002 — that's 24 years off the open market, well above the local norm. Across 1995–2002, sale prices on this property compounded at 15.7% per year. Today's modelled estimate of £269,000 sits 123.2% above the 2002 sale of £120,500. One planning record on file: an extension approved in 2025. Past consents include an extension, meaningful when judging how the property has evolved. At 56 m² it's 25.3% smaller than the typical home in the postcode (75 m² median across 36 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
Outside
- Private gardenRear
Building
- Heating systemGas
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 11 Hill Street
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Jan 2020
EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Rented
Certificate validity
Valid until 28 January 2030
Property Improvements
Changes detected from historical EPC data
Jan 2020from Jan 2010
Heating Controls
FullProg + Stat
Heating controls changed
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Low Energy Lighting
5%100%
More low energy lighting installed
Planning history
Applications and permits filed against 11 Hill Street, Reading, RG1 2NU, sourced from the PlanIt planning register.
11 Hill Street has an approved single-storey rear extension on the planning record.
1 application on record at 11 Hill Street, Reading, RG1 2NU
1decisions1extensions8documents22nearby
- Sept 2025ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Part first floor rear extension
- Documents
- 8 docs on file
- Reference
- PL/24/1730
Unlock 11 Hill Street, Reading, RG1 2NU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 22 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other Hill Street homes
Four headline reads against 35 similar houses on this street, drawn from the latest EPC and Land Registry data.
11 Hill Street is notably below the street on floor area.
Price per m²
£2,152
Street avg £3,108
Floor Area
56 m²
Street avg 78 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.2 t/year
Street avg 3.8 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
West Hill — bus stop.
Closest school
0.2 km
Katesgrove Primary School. 36 schools nearby.
Nearest schools
- Katesgrove Primary SchoolPrimary232m
- New Christ Church Church of England Primary SchoolPrimary447m
- Kendrick SchoolSecondary551m
- Coley Primary SchoolPrimary575m
Nearest stops
- West HillBus stop143m
- Katesgrove LaneBus stop183m
- Pell StreetBus stop205m
- Silver StreetBus stop279m
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 2NU 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
48.1dB
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.
£246k
1 Katesgrove Lane
RG1 2ND
2 bed1 bath
£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
£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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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 11 Hill Street is modelled from its 56 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 2NU. 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. 2 sales are recorded for 11 Hill Street. 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 11 Hill Street was lodged in January 2020 at band D and is valid until January 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 11 Hill Street. 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 36 schools and 30 stops listed are measured in a straight line from RG1 2NU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Hill Street is in council tax band B. 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 11 Hill Street, Reading, RG1 2NU. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 2NUSold prices, values and energy ratings for the postcode
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- 11 Hill Street, Reading valuationHow the estimate is built and what moves it
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