Model valuation£417,0008 Busby Close
Local market context
9 Edgehill Street, Reading, RG1 2PU
3 sales on record
Estimated value
£307,000
- Since the 2003 sale (£150,000)+105%
- Against RG1 2PU's recent median (£303,104)+1%
Newest record on this page: July 2026. 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
67 m²
721 sq ft
Energy rating
C
Score 71
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
£307,000
- Against its 2003 sale (£150,000)+105%
- Against RG1 2PU's recent median (£303,104)+1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Edgehill Street is modelled from its 67 m² EPC floor area, its 3 recorded sales 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
67 m² from the EPC lodged in July 2026
Sales of this home
3 sales recorded, the latest in 2003
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 | 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.
9 Edgehill Street has more than doubled in price since the earliest registered sale in 1998.
Sales timeline
23 October 2003Most recent
£150,000
+31.0%over 3 years24 August 2000
£114,500
+69.6%over 2 years17 February 1998
£67,500
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 9 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 9 Edgehill Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Edgehill Street is a three-bedroom mid-terrace house in Reading (RG1 2PU). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (July 2026) shows a C (score 71). The rating has held steady at C across 3 certificates since February 2010. Between certificates, wall efficiency dropped from Good to Poor and window efficiency dropped from Good to Average. This certificate was lodged in the last six months, so the rating reflects current condition.
Untraded for 23 years, with the last transfer in October 2003. Across 1998–2003, sale prices on this property compounded at 15.1% per year. Today's modelled estimate of £307,000 sits 104.7% above the 2003 sale of £150,000. Its energy rating outperforms most of the postcode (better than 85% of similar 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
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
Before you decide
Everything you need to know about 9 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
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 3)
Jul 2026
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Rented
Certificate validity
Valid until 15 July 2036
Property Improvements
Changes detected from historical EPC data
Jul 2020from Feb 2010
EPC improved fromC70toD68
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
50%100%
More low energy lighting installed
Jul 2026from Jul 2020
EPC improved fromD68toC71
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
100%75%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 9 Edgehill Street, Reading, RG1 2PU, sourced from the PlanIt planning register.
9 Edgehill 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 Edgehill Street homes
Four headline reads against 49 similar houses on this street, drawn from the latest EPC and Land Registry data.
9 Edgehill Street outperforms the street on co₂ emissions by a wide margin.
Price per m²
£2,239
Street avg £3,416
Floor Area
67 m²
Street avg 71 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.1 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-eraMid-Terrace HouseEPC CPre-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.
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1 Francis Street
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1 Katesgrove Lane
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£225k
1 Quadrant Court, Jubilee Square
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1 Iliffe Close
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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 9 Edgehill Street is modelled from its 67 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 9 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 9 Edgehill Street was lodged in July 2026 at band C and is valid until July 2036. 3 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 9 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
- 9 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 9 Edgehill Street, Reading, RG1 2PU. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 2PUSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 9 Edgehill 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