Model valuation£417,0008 Busby Close
Local market context
1 Short Street, Reading, RG1 2PS
10 planning records
Estimated value
£318,000
- Against RG1 2PS's recent median (£200,000)+59%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor 00
Habitable rooms
2
From EPC
Floor area
79 m²
850 sq ft
Energy rating
D
Score 62
Council tax
Band E
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
£318,000
- Against RG1 2PS's recent median (£200,000)+59%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Short Street is modelled from its 79 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG1 2PS. 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
79 m² from the EPC lodged in January 2023
Sales of this home
No sale recorded since 1995
Recent sales in RG1 2PS
5 sales, median £200,000 (2025–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 10 applications | 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.
1 Short Street has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG1 2PS: £200,000 (2025–2006).
What this page doesn't show
2 potential issues have already been flagged for 1 Short Street, Reading, RG1 2PS. 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 1 Short Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Short Street is a detached house in Reading (RG1 2PS). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1900-1929 and council tax band E. At 79 m² this is the 3rd smallest of 4 units on EPC record in the building, where floor areas span 45–86 m². The building's EPC ratings span E to D, with this unit at the top. The latest certificate (January 2023) shows a D (score 62), on the cusp of jumping into the C band. Earlier certificates rated it C (January 2023); the latest reading is one band lower. The recommended improvements would push it to C (score 76).
10 planning records sit against the property, 3 approved, 7 refused. Past consents include change of use to residential, partial demolition and subdivision, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 1 Short 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
One time fee only - money back guarantee
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(1 of 2)
Jan 2023
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
—
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 January 2033
Property Improvements
Changes detected from historical EPC data
Jan 2023from Jan 2023
EPC improved fromC71toD62
Main Fuel
GasCommunity
Changed to a more efficient fuel source
Planning history
Applications and permits filed against 1 Short Street, Reading, RG1 2PS, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
10 applications on record at 1 Short Street, Reading, RG1 2PS
10decisions2extensions67documents22nearby
Flagged:DemolitionSubdivisionChange of use
- Jul 2004OtherOutcome in report
Demolition of existing building and construction of 3 town houses
- Reference
- 041162
- More recent applications — locked
- Change of UseFeb 2015Decision
- Change of UseFeb 2015Decision
+ 7 more applications in the report
Unlock 1 Short Street, Reading, RG1 2PS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (10 on record)
- All 10 applications on this property in full, plus 22 notable nearby
- The 67 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
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
0.3 km
Katesgrove Primary School. 36 schools nearby.
Nearest schools
- Katesgrove Primary SchoolPrimary334m
- New Christ Church Church of England Primary SchoolPrimary412m
- Kendrick SchoolSecondary490m
- Coley Primary SchoolPrimary692m
Nearest stops
- West HillBus stop127m
- Silver StreetBus stop180m
- Pell StreetBus stop260m
- Katesgrove LaneBus stop300m
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 2PS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.5dB
Night-time· 23:00 – 07:00
46.7dB
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 £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.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 1 Short Street is modelled from its 79 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG1 2PS. 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. No sale is recorded for 1 Short Street, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 1 Short Street was lodged in January 2023 at band D and is valid until January 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 10 applications are matched to 1 Short 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 2PS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Short Street is in council tax band E. 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 1 Short Street, Reading, RG1 2PS. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG1 2PSSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 1 Short 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