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8 Abbey Hall, Abbey Square, Reading, RG1 3FB

Estimated value

£129,000

  • Since the 2016 sale (£115,000)+12%
  • Against RG1 3FB's recent median (£190,000)-32%

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

Learn about this valuation
Property type
Mid terrace
Floor 01
Habitable rooms
1
From EPC
Floor area
17 m²
183 sq ft
Energy rating
C
Score 72
Council tax
Band A
Tenure
Private Rental
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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

£129,000

  • Against its 2016 sale (£115,000)+12%
  • Against RG1 3FB's recent median (£190,000)-32%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 Abbey Hall is modelled from its 17 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 3FB. 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

    17 m² from the EPC lodged in March 2023

  • Sales of this home

    1 sale recorded, the latest in 2016

  • Recent sales in RG1 3FB

    5 sales, median £190,000 (2025–2016)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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 8 Abbey Hall was the lowest on Land Registry record across the postcode.

Sales timeline

  1. 4 February 2016Most recent

    £115,000

Median price across the last 5 sales in RG1 3FB: £190,000 (2025–2016).

Risks

What this page doesn't show

1 potential issue has already been flagged for 8 Abbey Hall, Abbey Square, Reading, RG1 3FB. 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

Overview

About 8 Abbey Hall

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

8 Abbey Hall is a mid-terrace house in Reading (RG1 3FB). It has a recorded floor area of 17 m² (around 183 sq ft), construction records dating it to 1996-2002 and council tax band A. At 17 m² this is the smallest unit on EPC record across the building (17–104 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (March 2023) shows a C (score 72). The rating has held steady at C across 2 certificates since April 2013. Between certificates, lighting went from Very Poor to Good; while window efficiency dropped from Good to Average and main heating dropped from Average to Very Poor. Main heating runs on electricity.

At 17 m² it sits well below the postcode median (45 m² across 11 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £129,000 is 12.2% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£628/sq ft) was about 59.1% above the typical sold price in the postcode. On the market in February 2016 and unlisted since — roughly 11 years.

Before you decide

Everything you need to know about 8 Abbey Hall

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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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.

8 Abbey Hall's carbon output is low for the local stock.

Current Certificate(1 of 2)
Mar 2023

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
1.1 t/year
Occupancy
Rented

Certificate validity

Valid until 8 March 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2023from Apr 2013
Heating System
Storage HeatersRoom Heaters

Heating system changed

Heating Controls
ManualProg + Stat

Heating controls upgraded for better temperature management

Low Energy Lighting
0%67%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 8 Abbey Hall, Abbey Square, Reading, RG1 3FB, sourced from the PlanIt planning register.

8 Abbey Hall 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.

On the street

Versus other Abbey Square homes

Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.

8 Abbey Hall outperforms the street on price per m² by a wide margin.

Price per m²

£6,765

Street avg £4,813

Strongly above

Floor Area

17 m²

Street avg 50 m²

Strongly below

Habitable Rooms

1 rooms

Street avg 2 rooms

Strongly below

CO₂ Emissions

1.1 t/year

Street avg 2.8 t/year

Strongly above
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

Kings Road — bus stop.

Closest school

0.5 km

Kendrick School. 32 schools nearby.

Nearest schools

  • Kendrick SchoolSecondary523m
  • Katesgrove Primary SchoolPrimary700m
  • Coley Primary SchoolPrimary880m
  • Civitas AcademyPrimary915m

Nearest stops

  • Kings RoadBus stop37m
  • Kings RoadBus stop92m
  • King StreetBus stop109m
  • Market PlaceBus stop118m

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 3FB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG1 3FB

Daytime· 07:00 – 23:00

56.5dB

Moderate
Night-time road noise heatmap for RG1 3FB

Night-time· 23:00 – 07:00

47.0dB

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 3 Building Survey

Late 20th century1st Floor FlatEPC CNo mains gasSolid (non-cavity) walls

Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £820 · 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.
£160k

1 Arthur Place

RG1 3JP

£177k

1 Haven Court

RG1 3LQ

1 bed1 bath
£179k

1 Abbey Hall, Abbey Square

RG1 3FB

1 bed1 bath
£195k

1 Icarus Court, Sun Street

RG1 3JX

1 bed
£258k

1 Carraway Street

RG1 3GB

£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 8 Abbey Hall is modelled from its 17 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 3FB. 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 8 Abbey Hall. 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 8 Abbey Hall was lodged in March 2023 at band C and is valid until March 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. None is matched to 8 Abbey Hall. 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 3FB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
8 Abbey Hall 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 8 Abbey Hall, Abbey Square, Reading, RG1 3FB. Each answer is also embedded as structured data for search engines.

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