Model valuation£417,0008 Busby Close
Local market context
16 Kings Road, Reading, RG1 3AA
6 planning records
Estimated value
£485,000
- Since the 2005 sale (£410,000)+18%
- Against RG1 3AA's recent median (£640,000)-24%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 1st
Bedrooms
4
Bathrooms
2
Floor area
81 m²
872 sq ft
Energy rating
E
Score 39
Tenure
Social 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
£485,000
- Against its 2005 sale (£410,000)+18%
- Against RG1 3AA's recent median (£640,000)-24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Kings Road is modelled from its 81 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 3AA. 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
81 m² from the EPC lodged in June 2020
Sales of this home
1 sale recorded, the latest in 2005
Recent sales in RG1 3AA
4 sales, median £640,000 (2025–2009)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | 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.
Sales timeline
24 March 2005Most recent
£410,000
Median price across the last 4 sales in RG1 3AA: £640,000 (2025–2009).
What this page doesn't show
1 potential issue has already been flagged for 16 Kings Road, Reading, RG1 3AA. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 16 Kings Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Kings Road is a four-bedroom end-of-terrace house in Reading (RG1 3AA). It has a recorded floor area of 81 m² (around 872 sq ft) and construction records dating it to 1900-1929. At 81 m² this is the largest unit on EPC record across the building (24–81 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (39 versus a best of 74). The latest certificate (June 2020) shows an E (score 39), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on electricity.
Untraded for 21 years, with the last transfer in March 2005. At 81 m² the property is well over the postcode median (44 m² across 11 EPCs), placing it in the larger end of the local stock. 4 bedrooms is on the larger side for this postcode, where 2 is the typical count. 6 planning records sit against the property, 4 approved, 2 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. Today's modelled estimate of £485,000 is 18.3% above the 2005 sale price.
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
- Bathrooms2
Building
- Heating systemElectric
- RefurbishedYes
Before you decide
Everything you need to know about 16 Kings Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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
Jun 2020EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Good
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Rented
Certificate validity
Valid until 10 June 2030
Planning history
Applications and permits filed against 16 Kings Road, Reading, RG1 3AA, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
6 applications on record at 16 Kings Road, Reading, RG1 3AA
6decisions22documents18nearby
Flagged:SubdivisionChange of use
- Jun 2005Change Of UseFullOutcome in report
Change of use of existing shop and ancillary offices to A1 (shops), A2(financial and professional) and A3 (food and drink) use on ground fl oor and A2 and B1 (business) use on upper floors
- Documents
- 1 doc on file
- Reference
- PL/05/1031
- More recent applications — locked
- Change of UseNov 2006Decision
- Change of UseNov 2006Decision
+ 3 more applications in the report
Unlock 16 Kings Road, Reading, RG1 3AA'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 18 notable nearby
- The 22 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Kings Road homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, 16 Kings Road stands well clear of the street.
EPC Rating
39 (E)
Street avg 56 (D)
Floor Area
81 m²
Street avg 42 m²
CO₂ Emissions
4.5 t/year
Street avg 2.4 t/year
Habitable Rooms
3 rooms
Street avg 2 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.
Rail-style transport is unusually close for this postcode.
Crime
623/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Kings Road — bus stop.
Closest school
0.4 km
Kendrick School. 32 schools nearby.
Nearest schools
- Kendrick SchoolSecondary435m
- Katesgrove Primary SchoolPrimary696m
- Coley Primary SchoolPrimary917m
- St John's Church of England Primary SchoolPrimary961m
Nearest stops
- Kings RoadBus stop67m
- Queens Road car parkBus stop115m
- Oracle RiversideBus stop122m
- Kings RoadBus stop128m
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 3AA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.4dB
Night-time· 23:00 – 07:00
47.1dB
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-era1st Floor FlatEPC EPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,020 · 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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2 bed1 bath
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2 bed2 bath
£275k
1 Haywood Court
RG1 3QF
2 bed1 bath
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1 Blakes Quay, Gas Works Road
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2 bed
£428k
1 Church House, Orts Road
RG1 3JN
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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 16 Kings Road is modelled from its 81 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 3AA. 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 16 Kings Road. 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 16 Kings Road was lodged in June 2020 at band E and is valid until June 2030. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to 16 Kings Road. 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 32 schools and 30 stops listed are measured in a straight line from RG1 3AA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 16 Kings Road, Reading, RG1 3AA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 3AASold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 16 Kings Road, Reading valuationHow the estimate is built and what moves it
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