Model valuation£417,0008 Busby Close
Local market context
45 Francis Street, Reading, RG1 2QB
3 sales on record4 planning records
Estimated value
£331,000
- Since the 2024 sale (£331,000)0%
- Against RG1 2QB's recent median (£280,000)+18%
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
Habitable rooms
5
From EPC
Floor area
85 m²
915 sq ft
Energy rating
D
Score 63
Council tax
Band B
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
£331,000
- Against its 2024 sale (£331,000)0%
- Against RG1 2QB's recent median (£280,000)+18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Francis Street is modelled from its 85 m² EPC floor area, its 3 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
85 m² from the EPC lodged in September 2018
Sales of this home
3 sales recorded, the latest in 2024
Recent sales in RG1 2QB
5 sales, median £280,000 (2026–2024)
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 | 1 of 4 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.
45 Francis Street saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
18 December 2024Most recent
£331,000
+5.1%over 6 years20 September 2018
£315,000
+37.0%over 11 months26 October 2017
£230,000
Median price across the last 5 sales in RG1 2QB: £280,000 (2026–2024).
Nearby sales in RG1 2QB
What this page doesn't show
2 potential issues have already been flagged for 45 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 45 Francis Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Francis Street is a mid-terrace house in Reading (RG1 2QB). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (September 2018) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in April 2017 the rating was G, the property has climbed 3 bands since. Between certificates, window efficiency went from Poor to Good, hot-water efficiency went from Very Poor to Good and main heating went from Very Poor to Good; while lighting dropped from Average to Poor. The recommended improvements would lift it to B (score 85), a 2-band jump.
4 planning records sit against the property, 4 approved, 0 refused. Past consents include a loft conversion and an extension, meaningful when judging how the property has evolved. Across 2017–2024, sale prices on this property compounded at 5.2% per year. On a £-per-square-foot basis, the last sale (£362/sq ft) was about 77.1% above the typical sold price in the postcode. Sold December 2024 for £331,000.
Before you decide
Everything you need to know about 45 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
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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)
Sept 2018
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 12 September 2028
Property Improvements
Changes detected from historical EPC data
Sept 2018from Apr 2017
EPC improved fromG6toD63
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
Solid FuelGas
Switched from solid fuel to cleaner energy source
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain System
Hot water system upgraded
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Planning history
Applications and permits filed against 45 Francis Street, Reading, RG1 2QB, sourced from the PlanIt planning register.
45 Francis Street has 2 separate extension applications on the council record.
4 applications on record at 45 Francis Street, Reading, RG1 2QB
4decisions4extensions24documents22nearby
- Jan 2018ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Rear extension measuring 3.345m in depth, with a maximum height of 3.10m, and 3m in height to eaves level. Notification of the construction of an extension under class A Part 1 of Schedule 2 of theTown and Country Planning (General Permitted Development) (England) Order 2015.
- Documents
- 4 docs on file
- Reference
- PL/17/2299
- More recent applications — locked
- Loft ConversionMar 2018Decision
- Loft ConversionMar 2018Decision
+ 1 more application in the report
Unlock 45 Francis Street, Reading, RG1 2QB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 22 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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, 45 Francis Street runs well behind the street norm.
Price per m²
£3,894
Street avg £3,273
Floor Area
85 m²
Street avg 77 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.8 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.
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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 45 Francis Street is modelled from its 85 m² EPC floor area, its 3 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. 3 sales are recorded for 45 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 45 Francis Street was lodged in September 2018 at band D and is valid until September 2028. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 45 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
- 45 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 45 Francis Street, Reading, RG1 2QB. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 2QBSold prices, values and energy ratings for the postcode
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- 45 Francis Street, Reading valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales