Model valuation£417,0008 Busby Close
Local market context
13 Edgehill Street, Reading, RG1 2PU
6 planning records
Estimated value
£369,000
- Since the 2014 sale (£110,000)+235%
- Against RG1 2PU's recent median (£303,104)+22%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
4
Bathrooms
4
Floor area
100 m²
1076 sq ft
Energy rating
C
Score 74
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
£369,000
- Against its 2014 sale (£110,000)+235%
- Against RG1 2PU's recent median (£303,104)+22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Edgehill Street is modelled from its 100 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 2PU. 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
100 m² from the EPC lodged in December 2025
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in RG1 2PU
5 sales, median £303,104 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 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.
13 Edgehill Street's estimated value is more than triple its earliest registered sale price (2014).
Sales timeline
8 January 2014Most recent
£110,000
Median price across the last 5 sales in RG1 2PU: £303,104 (2026–2024).
Nearby sales in RG1 2PU
What this page doesn't show
2 potential issues have already been flagged for 13 Edgehill Street, Reading, RG1 2PU. 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 13 Edgehill Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Edgehill Street is a four-bedroom end-of-terrace house in Reading (RG1 2PU). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (December 2025) shows a C (score 74). When first surveyed in October 2013 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Very Poor to Average and window efficiency went from Very Poor to Average. The recommended improvements would push it to B (score 85).
At 100 m² the property is well over the postcode median (68 m² across 53 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 85% of similar EPCs). 4 bedrooms is on the larger side for this postcode, where 2 is the typical count. Today's modelled estimate of £369,000 sits 235.5% above the 2014 sale of £110,000. On a £-per-square-foot basis, the last sale (£102/sq ft) was about 57.3% below the postcode norm. 6 planning records sit against the property, 5 approved, 1 refused. Past consents include HMO conversion, change of use to residential and an extension, meaningful when judging how the property has evolved. Last changed hands 13 years ago, in January 2014.
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
- Bedrooms4
- Bathrooms4
- EnsuiteYes
Before you decide
Everything you need to know about 13 Edgehill 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.
Current Certificate(1 of 3)
Dec 2025
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.5 t/year
Occupancy
Rented
Certificate validity
Valid until 12 December 2035
Property Improvements
Changes detected from historical EPC data
Dec 2015from Oct 2013
EPC improved fromF26toD64
Heating Controls
ThermostatProg + TRVs
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain System
Hot water system upgraded
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Low Energy Lighting
67%96%
More low energy lighting installed
Dec 2025from Dec 2015
EPC improved fromD64toC74
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Walls
Very PoorGood
Wall insulation improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against 13 Edgehill Street, Reading, RG1 2PU, sourced from the PlanIt planning register.
13 Edgehill Street has 4 separate extension applications on the council record.
6 applications on record at 13 Edgehill Street, Reading, RG1 2PU
6decisions4extensions34documents22nearby
Flagged:RetrospectiveHMO conversionChange of use
- May 2014ExtensionOutcome in report
Extension: Single storey · Rear of property
Rear extension measuring 5.3m in depth, with a maximum height of 2.9m,and 2.8m in height to eaves level.
- Documents
- 6 docs on file
- Reference
- 140472
- More recent applications — locked
- HMOJul 2020Decision
- HMOJul 2020Decision
+ 3 more applications in the report
Unlock 13 Edgehill Street, Reading, RG1 2PU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (6 on record)
- All 6 applications on this property in full, plus 22 notable nearby
- The 34 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Edgehill Street homes
Four headline reads against 49 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 13 Edgehill Street lags the street by a wide margin.
Price per m²
£1,100
Street avg £3,441
Floor Area
100 m²
Street avg 70 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
2.5 t/year
Street avg 3.2 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
0.2 km
West Hill — bus stop.
Closest school
0.3 km
New Christ Church Church of England Primary School. 37 schools nearby.
Nearest schools
- New Christ Church Church of England Primary SchoolPrimary319m
- Katesgrove Primary SchoolPrimary367m
- Kendrick SchoolSecondary596m
- Coley Primary SchoolPrimary689m
Nearest stops
- West HillBus stop223m
- Whitley StreetBus stop276m
- Silver StreetBus stop278m
- Katesgrove LaneBus stop306m
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 2PU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.8dB
Night-time· 23:00 – 07:00
47.0dB
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-eraEnd-Terrace HouseEPC CPre-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.
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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 13 Edgehill Street is modelled from its 100 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 2PU. 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 13 Edgehill 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 13 Edgehill Street was lodged in December 2025 at band C and is valid until December 2035. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to 13 Edgehill 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 37 schools and 30 stops listed are measured in a straight line from RG1 2PU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Edgehill 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 13 Edgehill Street, Reading, RG1 2PU. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 2PUSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 13 Edgehill Street, Reading valuationHow the estimate is built and what moves it
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