Model valuation£417,0008 Busby Close
Local market context
Kennet House, Flat 4, 80 Kings Road, Reading, RG1 3BJ
EPC B
Estimated value
£203,000
- Since the 2015 sale (£495,000)-59%
- Against RG1 3BJ's recent median (£220,000)-8%
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 03
Habitable rooms
2
From EPC
Floor area
47 m²
506 sq ft
Energy rating
B
Score 85
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
£203,000
- Against its 2015 sale (£495,000)-59%
- Against RG1 3BJ's recent median (£220,000)-8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Kennet House is modelled from its 47 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
47 m² from the EPC lodged in November 2024
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.
Latest sale on Kennet House was the highest on Land Registry record across the postcode.
Sales timeline
15 July 2015Most recent
£495,000
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 4, 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 47 m² (around 506 sq ft) and construction records dating it to 2012 onwards. The latest certificate (November 2024) returns a high B (score 85), putting the home a stone's throw from an A rating. The rating has held steady at B across 4 certificates since January 2015. Between certificates, hot-water efficiency went from Very Poor to Average and main heating went from Very Poor to Average; while window efficiency dropped from Very Good to Good. Main heating runs on electricity. At 47 m² this is the 23rd 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, with this unit at the top.
Today's modelled estimate of £203,000 is 59% below the 2015 sale of £495,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£978/sq ft) was about 138.7% above the typical sold price in the postcode. Last sold in July 2015, so it's been off the market for around 11 years.
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
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Kennet House's carbon output is low for the local stock.
Current Certificate(1 of 4)
Nov 2024
EPC Rating
A
B
B85
C
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
1.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 November 2034
Property Improvements
Changes detected from historical EPC data
Jul 2015from Jan 2015
EPC improved fromB81toC69
Nov 2024from Jul 2015
EPC improved fromC69toB85
Heating System
Room HeatersStorage Heaters
Heating system upgraded to a more efficient system
Heating Controls
Prog + StatManual
Heating controls changed
Hot Water
ImmersionImmersion (Off-Peak)
Hot water system upgraded
Planning history
Applications and permits filed against Kennet House, Flat 4, 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.
Kennet House outperforms the street on price per m² by a wide margin.
Price per m²
£10,532
Street avg £4,530
Floor Area
47 m²
Street avg 59 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
1.4 t/year
Street avg 1.3 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.
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
Level 3 Building Survey
21st century3rd Floor FlatEPC BNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£202k
10 12, Flat 2, The Forbury
RG1 3EJ
Flat
£202k
10 12, Flat 4, The Forbury
RG1 3EJ
Flat
£206k
10 12, Flat 1, The Forbury
RG1 3EJ
Flat
£206k
64 72, Flat 4, Kings Road
RG1 3BJ
Flat
£200k
2a, Flat 2, Cumberland Road
RG1 3LB
Flat
£207k
10 12, Flat 3, The Forbury
RG1 3EJ
Flat
£190k
221a, Flat 2, London Road
RG1 3NY
Flat
£217k
189a, Flat 1, London Road
RG1 3NU
Flat
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 47 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 November 2024 at band B and is valid until November 2034. 4 certificates are on record, which shows how the home has changed.
- 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 4, 80 Kings Road, Reading, RG1 3BJ. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG1 3BJSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- Kennet House, Flat 4, 80 Kings Road, 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