Model valuation£417,0008 Busby Close
Local market context
Kennet House, Flat 3, 80 Kings Road, Reading, RG1 3BJ
Estimated value
£319,000
- Since the 2015 sale (£450,000)-29%
- Against RG1 3BJ's recent median (£220,000)+45%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor ground floor
Floor area
80 m²
861 sq ft
Energy rating
C
Score 70
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
£319,000
- Against its 2015 sale (£450,000)-29%
- Against RG1 3BJ's recent median (£220,000)+45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Kennet House is modelled from its 80 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 3BJ. 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
80 m² from the EPC lodged in October 2015
Sales of this home
1 sale recorded, the latest in 2015
Recent sales in RG1 3BJ
5 sales, median £220,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | 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.
Kennet House valuation sits well clear of the typical sold price in this postcode.
Sales timeline
27 May 2015Most recent
£450,000
Median price across the last 5 sales in RG1 3BJ: £220,000 (2025–2023).
Nearby sales in RG1 3BJ
Kennet House, Flat 50, 80 Kings Road, Reading, RG1 3BJ
Sold Jun 2025
£347,500Kennet House, Flat 78, 80 Kings Road, Reading, RG1 3BJ
Sold Jul 2024
£220,000Kennet House, Flat 38, 80 Kings Road, Reading, RG1 3BJ
Sold Feb 2024
£180,000Kennet House, Flat 27, 80 Kings Road, Reading, RG1 3BJ
Sold Sept 2023
£220,000Kennet House, Flat 28, 80 Kings Road, Reading, RG1 3BJ
Sold Mar 2023
£180,000
What this page doesn't show
1 potential issue has already been flagged for Kennet House, Flat 3, 80 Kings Road, Reading, RG1 3BJ. 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 Kennet House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Kennet House is a detached house in Reading (RG1 3BJ). It has a recorded floor area of 80 m² (around 861 sq ft). At 80 m² this is the 69th smallest of 78 units on EPC record in Kennet House, where floor areas span 32–145 m². The building's EPC ratings span D to B across 78 units on file. The latest certificate (October 2015) shows a C (score 70). Main heating runs on electricity: electricity, unspecified tariff. The latest certificate is from October 2015, so improvements made since then won't be reflected.
Today's modelled estimate of £319,000 is 29.1% below the 2015 sale of £450,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£523/sq ft) was about 27.5% above the typical sold price in the postcode. At 80 m² the property is well over the postcode median (51 m² across 82 EPCs), placing it in the larger end of the local stock. 11 years since the last transfer (May 2015).
Before you decide
Everything you need to know about Kennet House
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 13 Oct 2025
Current Certificate
Oct 2015EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Good
CO2 Emissions
2.3 t/year
Occupancy
—
Certificate validity
Expired on 13 October 2025
Planning history
Applications and permits filed against Kennet House, Flat 3, 80 Kings Road, Reading, RG1 3BJ, sourced from the PlanIt planning register.
Kennet House has no planning applications on record.
18
But the area is active
18 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Kings Road homes
Four headline reads against 82 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Kennet House runs comfortably ahead of the street norm.
Price per m²
£5,625
Street avg £4,612
Floor Area
80 m²
Street avg 59 m²
CO₂ Emissions
2.3 t/year
Street avg 1.3 t/year
Years Held
11 years
Street avg 10 years
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
Huntley and Palmers — bus stop.
Closest school
0.4 km
Kendrick School. 31 schools nearby.
Nearest schools
- Kendrick SchoolSecondary384m
- Katesgrove Primary SchoolPrimary781m
- St John's Church of England Primary SchoolPrimary804m
- Reading SchoolSecondary998m
Nearest stops
- Huntley and PalmersBus stop148m
- Queens Road car parkBus stop217m
- Kings RoadBus stop221m
- Oracle RiversideBus stop231m
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 3BJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.5dB
Night-time· 23:00 – 07:00
47.4dB
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
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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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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 Kennet House is modelled from its 80 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 3BJ. 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 Kennet House. 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 Kennet House was lodged in October 2015 at band C and expired in October 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 Kennet House. 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 31 schools and 30 stops listed are measured in a straight line from RG1 3BJ, 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 Kennet House, Flat 3, 80 Kings Road, Reading, RG1 3BJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 3BJSold prices, values and energy ratings for the postcode
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- Kennet House, Flat 3, 80 Kings Road, Reading valuationHow the estimate is built and what moves it
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