Model valuation£417,0008 Busby Close
Local market context
28 Francis Street, Reading, RG1 2QB
5 sales on record
Estimated value
£307,000
- Since the 2026 sale (£320,000)-4%
- Against RG1 2QB's recent median (£280,000)+10%
Newest record on this page: February 2026. 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
69 m²
743 sq ft
Energy rating
D
Score 59
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
£307,000
- Against its 2026 sale (£320,000)-4%
- Against RG1 2QB's recent median (£280,000)+10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 28 Francis Street is modelled from its 69 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG1 2QB. 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
69 m² from the EPC lodged in December 2015
Sales of this home
5 sales recorded, the latest in 2026
Recent sales in RG1 2QB
5 sales, median £280,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 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.
Sale price has grown by over 3x since 2001.
Sales timeline
24 February 2026Most recent
£320,000
+6.7%over 4 years29 July 2021
£300,000
+7.1%over 5 years15 January 2016
£280,000
+60.9%over 6 years22 December 2009
£174,000
+75.8%over 8 years13 November 2001
£99,000
Median price across the last 5 sales in RG1 2QB: £280,000 (2025–2024).
Nearby sales in RG1 2QB
What this page doesn't show
2 potential issues have already been flagged for 28 Francis Street, Reading, RG1 2QB. 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 28 Francis Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
28 Francis Street is a two-bedroom mid-terrace house in Reading (RG1 2QB). It has a recorded floor area of 69 m² (around 743 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (December 2015) shows a D (score 59), a step below the typical UK home. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from December 2015, so improvements made since then won't be reflected.
Most recent transfer was February 2026 at £320,000 — fresh data. Across the public record there are 5 sales, relatively high churn for a single property. Across 2001–2026, sale prices on this property compounded at 5% per year. On a £-per-square-foot basis, the last sale (£431/sq ft) was about 110.9% above the typical sold price in the postcode.
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
- CloakroomYes
Outside
- Private gardenSouth-facing
Building
- Heating systemGas
Before you decide
Everything you need to know about 28 Francis 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 02 Dec 2025
Current Certificate
Dec 2015EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Rented
Certificate validity
Expired on 2 December 2025
Planning history
Applications and permits filed against 28 Francis Street, Reading, RG1 2QB, sourced from the PlanIt planning register.
28 Francis 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 Francis Street homes
Four headline reads against 49 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 28 Francis Street runs well behind the street norm.
Price per m²
£4,638
Street avg £3,256
Floor Area
69 m²
Street avg 77 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.6 t/year
Street avg 4.1 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
Katesgrove Lane — bus stop.
Closest school
0.1 km
Katesgrove Primary School. 34 schools nearby.
Nearest schools
- Katesgrove Primary SchoolPrimary144m
- Coley Primary SchoolPrimary462m
- New Christ Church Church of England Primary SchoolPrimary519m
- Kendrick SchoolSecondary609m
Nearest stops
- Katesgrove LaneBus stop71m
- Katesgrove LaneBus stop183m
- Pell StreetBus stop190m
- West HillBus stop213m
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 2QB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.5dB
Night-time· 23:00 – 07:00
48.5dB
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 £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.
£304k
1 River Road
RG1 2NF
2 bed1 bath
£313k
1 Hill Street
RG1 2NU
2 bed1 bath
£316k
1 Francis Street
RG1 2QB
2 bed1 bath
£246k
1 Katesgrove Lane
RG1 2ND
2 bed1 bath
£225k
1 Quadrant Court, Jubilee Square
RG1 2GW
2 bed2 bath
£325k
1 Alpine Street
RG1 2PY
3 bed1 bath
£330k
1 Edgehill Street
RG1 2PU
1 bed1 bath
£446k
1 Sherman Place
RG1 2PL
3 bed1 bath
Property research, connected
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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 28 Francis Street is modelled from its 69 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG1 2QB. 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. 5 sales are recorded for 28 Francis 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 28 Francis Street was lodged in December 2015 at band D and expired in December 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 28 Francis 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 34 schools and 30 stops listed are measured in a straight line from RG1 2QB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 28 Francis 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 28 Francis Street, Reading, RG1 2QB. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 2QBSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 28 Francis 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