Model valuation£417,0008 Busby Close
Local market context
3 Hill Street, Reading, RG1 2NU
4 sales on record
Estimated value
£253,000
- Since the 2009 sale (£165,000)+53%
- Against RG1 2NU's recent median (£315,000)-20%
Newest record on this page: April 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
57 m²
614 sq ft
Energy rating
D
Score 55
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
£253,000
- Against its 2009 sale (£165,000)+53%
- Against RG1 2NU's recent median (£315,000)-20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 3 Hill Street is modelled from its 57 m² EPC floor area, its 4 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
57 m² from the EPC lodged in February 2019
Sales of this home
4 sales recorded, the latest in 2009
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 | 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.
Sale price has at least doubled since 1998.
Sales timeline
20 November 2009Most recent
£165,000
+20.4%over 7 years4 September 2002
£137,000
+24.5%over 1 year9 August 2001
£110,000
+76.0%over 2 years20 September 1998
£62,500
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 3 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
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About 3 Hill Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
3 Hill Street is a two-bedroom mid-terrace house in Reading (RG1 2NU). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (February 2019) shows a D (score 55), a step below the typical UK home. The rating has held steady at D across 2 certificates since November 2008. Between certificates, lighting went from Very Poor to Good; while roof efficiency dropped from Poor to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 82), a 2-band jump.
It hasn't traded since November 2009, a hold of 17 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 1998–2009, sale prices on this property compounded at 9.1% per year. Today's modelled estimate of £253,000 sits 53.3% above the 2009 sale of £165,000. On a £-per-square-foot basis, the last sale (£269/sq ft) was about 32.9% above the typical sold price in the postcode. At 57 m² it's 24% 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
Before you decide
Everything you need to know about 3 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
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 2)
Feb 2019
EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Rented
Certificate validity
Valid until 9 February 2029
Property Improvements
Changes detected from historical EPC data
Feb 2019from Nov 2008
Low Energy Lighting
0%63%
More low energy lighting installed
Planning history
Applications and permits filed against 3 Hill Street, Reading, RG1 2NU, sourced from the PlanIt planning register.
3 Hill Street 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 Hill Street homes
Four headline reads against 35 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 3 Hill Street runs well behind the street norm.
Price per m²
£2,895
Street avg £3,085
Floor Area
57 m²
Street avg 78 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 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
£225k
1 Quadrant Court, Jubilee Square
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2 bed2 bath
£304k
1 River Road
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2 bed1 bath
£313k
1 Hill Street
RG1 2NU
2 bed1 bath
£316k
1 Francis Street
RG1 2QB
2 bed1 bath
£211k
1 Deansgate Road
RG1 2RZ
1 bed1 bath
£325k
1 Alpine Street
RG1 2PY
3 bed1 bath
£330k
1 Edgehill Street
RG1 2PU
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 3 Hill Street is modelled from its 57 m² EPC floor area, its 4 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. 4 sales are recorded for 3 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 3 Hill Street was lodged in February 2019 at band D and is valid until February 2029. 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 3 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
- 3 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 3 Hill Street, Reading, RG1 2NU. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 2NUSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 3 Hill Street, 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