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10 12, The Forbury, Reading, RG1 3EJ

7 planning records

Estimated value

£206,000

  • Since the 2023 sale (£1,310,000)-84%
  • Against RG1 3EJ's recent median (£250,000)-18%

Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor 1
Floor area
49 m²
527 sq ft
Energy rating
D
Score 57
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Valuation

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

£206,000

  • Against its 2023 sale (£1,310,000)-84%
  • Against RG1 3EJ's recent median (£250,000)-18%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 10 12 is modelled from its 49 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 3EJ. 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

    49 m² from the EPC lodged in March 2022

  • Sales of this home

    2 sales recorded, the latest in 2023

  • Recent sales in RG1 3EJ

    5 sales, median £250,000 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 7 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on 10 12 was the highest on Land Registry record across the postcode.

Sales timeline

  1. 27 January 2023Most recent

    £1,310,000

    +87.1%over 1 year

  2. 13 May 2021

    £700,000

Median price across the last 5 sales in RG1 3EJ: £250,000 (2025–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for 10 12, The Forbury, Reading, RG1 3EJ. The detail, evidence and what to ask about it are in the Risks Report.
  • A planning decision worth checkingIn 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

Overview

About 10 12

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

10 12 is a semi-detached house in Reading (RG1 3EJ). It has a recorded floor area of 49 m² (around 527 sq ft) and construction records dating it to 2021. At 49 m² this is the 2nd smallest of 6 units on EPC record in 10 12, where floor areas span 48–65 m². On EPC score it ranks last in the building (57 versus a best of 68). The latest certificate (March 2022) shows a D (score 57), a step below the typical UK home. Main heating runs on electricity: electricity, unspecified tariff.

Across 2021–2023, sale prices on this property compounded at 44.3% per year. Today's modelled estimate of £206,000 is 84.3% below the 2023 sale of £1,310,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£2,484/sq ft) was about 465.7% above the typical sold price in the postcode. 7 planning records sit against the property, 2 approved, 1 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. Sold January 2023 for £1,310,000.

Before you decide

Everything you need to know about 10 12

The true value, the hidden risks and the full sale history, in one report.

A planning decision worth checking

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate
Mar 2022

EPC Rating

A
B
C
D
D57
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Very Good
CO2 Emissions
3.0 t/year
Occupancy
—

Certificate validity

Valid until 27 March 2032

5 years remaining
Planning

Planning history

Applications and permits filed against 10 12, The Forbury, Reading, RG1 3EJ, sourced from the PlanIt planning register.

A recent planning application at 10 12 was refused — worth checking the council file.

7 applications on record at 10 12, The Forbury, Reading, RG1 3EJ

7decisions40documents
Flagged:Change of useListed building
  1. May 2015
    Conditions
    Outcome in report

    Discharge of conditions 3 (wall protection measures) and 4 (materials)of listed building consent 140222/LBC

    Listed
    Documents
    2 docs on file
    Reference
    PL/15/0464
    Full record in report
  2. More recent applications — locked
  3. RenovationDecision
  4. Change of UseDecision

+ 4 more applications in the report

Unlock 10 12, The Forbury, Reading, RG1 3EJ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (7 on record)
  • All 7 applications on this property in full
  • The 40 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

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On the street

Versus other The Forbury homes

Four headline reads against 31 similar flats on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 10 12 runs comfortably ahead of the street norm.

Price per m²

£26,735

Street avg £4,781

Strongly above

Floor Area

49 m²

Street avg 60 m²

Below

CO₂ Emissions

3.0 t/year

Street avg 1.3 t/year

Strongly below

Years Held

4 years

Street avg 10 years

Strongly below
Area

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.
Full Reading report

Rail-style transport is unusually close for this postcode.

Crime

623/mo

Steady year-on-year across the wider district.

Nearest stop

0.0 km

Market Place — bus stop.

Closest school

0.6 km

Kendrick School. 33 schools nearby.

Nearest schools

  • Kendrick SchoolSecondary644m
  • Katesgrove Primary SchoolPrimary784m
  • Civitas AcademyPrimary837m
  • E P Collier Primary SchoolPrimary877m

Nearest stops

  • Market PlaceBus stop27m
  • King StreetBus stop140m
  • Valpy StreetBus stop142m
  • Kings RoadBus stop157m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG1 3EJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG1 3EJ

Daytime· 07:00 – 23:00

56.1dB

Moderate
Night-time road noise heatmap for RG1 3EJ

Night-time· 23:00 – 07:00

46.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st century1st Floor FlatEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £545 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£195k

1 Icarus Court, Sun Street

RG1 3JX

1 bed
£179k

1 Abbey Hall, Abbey Square

RG1 3FB

1 bed1 bath
£177k

1 Haven Court

RG1 3LQ

1 bed1 bath
£258k

1 Carraway Street

RG1 3GB

£160k

1 Arthur Place

RG1 3JP

£267k

1 Blakes Quay, Gas Works Road

RG1 3EW

2 bed
£275k

1 Haywood Court

RG1 3QF

2 bed1 bath
£278k

1 Grantley Heights, Kennet Side

RG1 3EG

2 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 10 12 is modelled from its 49 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 3EJ. 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. 2 sales are recorded for 10 12. 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 10 12 was lodged in March 2022 at band D and is valid until March 2032. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 7 applications are matched to 10 12. 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 33 schools and 30 stops listed are measured in a straight line from RG1 3EJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 10 12, The Forbury, Reading, RG1 3EJ. Each answer is also embedded as structured data for search engines.

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