Model valuation£417,0008 Busby Close
Local market context
49 Hill Street, Reading, RG1 2NU
3 sales on record
Estimated value
£320,000
- Since the 2024 sale (£297,000)+8%
- Against RG1 2NU's recent median (£315,000)+2%
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
3
Bathroom
1
Floor area
78 m²
840 sq ft
Energy rating
D
Score 61
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
£320,000
- Against its 2024 sale (£297,000)+8%
- Against RG1 2NU's recent median (£315,000)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 49 Hill Street is modelled from its 78 m² EPC floor area, its 3 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
78 m² from the EPC lodged in March 2022
Sales of this home
3 sales recorded, the latest in 2024
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.
49 Hill Street valuation sits well clear of the typical sold price in this postcode.
Sales timeline
25 April 2024Most recent
£297,000
+0.9%over 8 years30 March 2016
£294,280
+59.1%over 8 years30 August 2007
£185,000
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 49 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 49 Hill Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
49 Hill Street is a three-bedroom mid-terrace house in Reading (RG1 2NU). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (March 2022) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in June 2011 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average and window efficiency went from Very Poor to Good. The recommended improvements would lift it to B (score 85), a 2-band jump.
Across 2007–2024, sale prices on this property compounded at 2.9% per year. On a £-per-square-foot basis, the last sale (£354/sq ft) was about 76.1% above the typical sold price in the postcode. Last sale on file: £297,000 in April 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
- Bedrooms3
- Bathrooms1
Before you decide
Everything you need to know about 49 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)
Mar 2022
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.8 t/year
Occupancy
Rented
Certificate validity
Valid until 26 March 2032
Property Improvements
Changes detected from historical EPC data
Mar 2022from Jun 2011
EPC improved fromE54toD61
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Planning history
Applications and permits filed against 49 Hill Street, Reading, RG1 2NU, sourced from the PlanIt planning register.
49 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 years held, 49 Hill Street runs well behind the street norm.
Price per m²
£3,808
Street avg £3,057
Floor Area
78 m²
Street avg 77 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.8 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 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, 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.
£325k
1 Alpine Street
RG1 2PY
3 bed1 bath
£446k
1 Sherman Place
RG1 2PL
3 bed1 bath
£316k
1 Francis Street
RG1 2QB
2 bed1 bath
£313k
1 Hill Street
RG1 2NU
2 bed1 bath
£304k
1 River Road
RG1 2NF
2 bed1 bath
£246k
1 Katesgrove Lane
RG1 2ND
2 bed1 bath
£225k
1 Quadrant Court, Jubilee Square
RG1 2GW
2 bed2 bath
£538k
1 Iliffe Close
RG1 2QE
4 bed2 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 49 Hill Street is modelled from its 78 m² EPC floor area, its 3 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. 3 sales are recorded for 49 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 49 Hill Street was lodged in March 2022 at band D and is valid until March 2032. 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 49 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
- 49 Hill Street 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 49 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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- 49 Hill Street, Reading valuationHow the estimate is built and what moves it
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