Model valuation£417,0008 Busby Close
Local market context
53c, Mount Pleasant, Reading, RG1 2TF
2 planning records
Estimated value
£181,000
- Against RG1 2TF's recent median (£275,000)-34%
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
Detached
Habitable rooms
1
From EPC
Floor area
21 m²
226 sq ft
Energy rating
E
Score 42
Council tax
Band A
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
£181,000
- Against RG1 2TF's recent median (£275,000)-34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 53c is modelled from its 21 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG1 2TF. 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
21 m² from the EPC lodged in June 2023
Sales of this home
No sale recorded since 1995
Recent sales in RG1 2TF
5 sales, median £275,000 (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 2 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.
53c 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 2TF: £275,000 (2026–2024).
Nearby sales in RG1 2TF
What this page doesn't show
2 potential issues have already been flagged for 53c, Mount Pleasant, Reading, RG1 2TF. 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 53c
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
53c is a detached house in Reading (RG1 2TF). It has a recorded floor area of 21 m² (around 226 sq ft), construction records dating it to 1983-1990 and council tax band A. The latest certificate (June 2023) shows an E (score 42), well below the UK norm with real room to improve. Earlier certificates rated it D (June 2012); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would lift it to A (score 95), a 4-band jump. Main heating runs on electricity.
At 21 m² it sits well below the postcode median (76 m² across 37 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused.
Before you decide
Everything you need to know about 53c
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)
Jun 2023
EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
2.3 t/year
Occupancy
Rented
Certificate validity
Valid until 28 June 2033
Property Improvements
Changes detected from historical EPC data
Jun 2023from Jun 2012
EPC improved fromD61toE42
Wall Insulation
Insulated SolidInsulated Cavity
Wall insulation upgraded
Low Energy Lighting
0%67%
More low energy lighting installed
Planning history
Applications and permits filed against 53c, Mount Pleasant, Reading, RG1 2TF, sourced from the PlanIt planning register.
2 applications on record at 53c, Mount Pleasant, Reading, RG1 2TF
2decisions11documents22nearby
- Jan 2009AmendmentOutcome in report
Certificate of lawfulness for existing use as a single dwelling, usingexternal materials matching those on the host dwelling.
- Documents
- 4 docs on file
- Reference
- PL/08/1469
- More recent applications — locked
- AmendmentJan 2009Decision
Unlock 53c, Mount Pleasant, Reading, RG1 2TF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 22 notable nearby
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Mount Pleasant homes
Four headline reads against 32 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 53c lags the street by a wide margin.
EPC Rating
42 (E)
Street avg 61 (D)
Floor Area
21 m²
Street avg 81 m²
CO₂ Emissions
2.3 t/year
Street avg 3.9 t/year
Habitable Rooms
1 rooms
Street avg 4 rooms
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
Silver Street — bus stop.
Closest school
0.4 km
Kendrick School. 37 schools nearby.
Nearest schools
- Kendrick SchoolSecondary399m
- New Christ Church Church of England Primary SchoolPrimary466m
- Katesgrove Primary SchoolPrimary478m
- Reading SchoolSecondary805m
Nearest stops
- Silver StreetBus stop86m
- Crown Place PassageBus stop179m
- Morgan RoadBus stop188m
- West HillBus stop222m
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 2TF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.9dB
Night-time· 23:00 – 07:00
44.8dB
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
Late 20th centuryDetached BungalowEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · 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 Phoebe Court
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£204k
1 Folk House, Church Street
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£211k
1 Deansgate Road
RG1 2RZ
1 bed1 bath
£225k
1 Quadrant Court, Jubilee Square
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2 bed2 bath
£227k
1 Rimaud House, Iliffe Close
RG1 2QG
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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 53c is modelled from its 21 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG1 2TF. 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 53c, 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 53c was lodged in June 2023 at band E and is valid until June 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. 2 applications are matched to 53c. 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 2TF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 53c is in council tax band A. 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 53c, Mount Pleasant, Reading, RG1 2TF. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 2TFSold prices, values and energy ratings for the postcode
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