Model valuation£417,0008 Busby Close
Local market context
52 Cumberland Road, Reading, RG1 3LB
EV chargerSwimming pool3 sales on record
Estimated value
£332,000
- Since the 2025 sale (£345,000)-4%
- Against RG1 3LB's recent median (£280,000)+19%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
71 m²
764 sq ft
Energy rating
D
Score 68
Council tax
Band B
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
£332,000
- Against its 2025 sale (£345,000)-4%
- Against RG1 3LB's recent median (£280,000)+19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 52 Cumberland Road is modelled from its 71 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG1 3LB. 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
71 m² from the EPC lodged in May 2025
Sales of this home
3 sales recorded, the latest in 2025
Recent sales in RG1 3LB
5 sales, median £280,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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 52 Cumberland Road was the highest on Land Registry record across the postcode.
Sales timeline
11 September 2025Most recent
£345,000
+98.3%over 15 years18 December 2009
£173,950
+104.6%over 9 months20 March 2009
£85,000
Median price across the last 5 sales in RG1 3LB: £280,000 (2025–2022).
Nearby sales in RG1 3LB
What this page doesn't show
1 potential issue has already been flagged for 52 Cumberland Road, Reading, RG1 3LB. 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 52 Cumberland Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
52 Cumberland Road is a three-bedroom mid-terrace house in Reading (RG1 3LB). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1900-1929 and council tax band B. There is a swimming pool on the plot, uncommon for the area. The property has an EV charger on record, all of which lower running costs and tend to lift resale appeal. Period features are noted in the property record. The latest certificate (May 2025) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 4 certificates since October 2008. Between certificates, roof efficiency went from Very Poor to Average and window efficiency went from Very Poor to Average; while wall efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 88), a 2-band jump.
A recent sale: £345,000 in September 2025. Across 2009–2025, sale prices on this property compounded at 8.9% per year. On a £-per-square-foot basis, the last sale (£451/sq ft) was about 119.4% above the typical sold price in the postcode.
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
- Bedrooms3
- Bathrooms1
Outside
- Private gardenYes
- Swimming poolYes
Building
- Heating systemGas
- EV chargerYes
- Period featuresYes
Before you decide
Everything you need to know about 52 Cumberland Road
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
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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(1 of 4)
May 2025
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 May 2035
Property Improvements
Changes detected from historical EPC data
Aug 2009from Oct 2008
Heating Controls
Prog + StatProg + TRVs
Heating controls changed
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Low Energy Lighting
70%37%
Low energy lighting percentage decreased
Mar 2018from Aug 2009
EPC improved fromD63toC72
Heating System
Gas BoilerStorage Heaters
Heating system changed
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
Prog + TRVsManual
Heating controls changed
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Walls
Very PoorGood
Wall insulation improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
37%75%
More low energy lighting installed
May 2025from Mar 2018
EPC improved fromC72toD68
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
ManualProg + TRVs
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Low Energy Lighting
75%100%
More low energy lighting installed
Planning history
Applications and permits filed against 52 Cumberland Road, Reading, RG1 3LB, sourced from the PlanIt planning register.
52 Cumberland Road 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 Cumberland Road homes
Four headline reads against 43 similar houses on this street, drawn from the latest EPC and Land Registry data.
52 Cumberland Road is notably below the street on years held.
Price per m²
£4,859
Street avg £3,158
Floor Area
71 m²
Street avg 75 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
2.7 t/year
Street avg 3.4 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.
Crime
623/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Cemetery Junction — bus stop.
Closest school
0.3 km
St John's Church of England Primary School. 34 schools nearby.
Nearest schools
- St John's Church of England Primary SchoolPrimary282m
- New Town Primary SchoolPrimary360m
- Reading SchoolSecondary707m
- Redlands Primary SchoolPrimary795m
Nearest stops
- Cemetery JunctionBus stop96m
- Hamilton RoadBus stop213m
- Cemetery Junction London RoadBus stop218m
- Cholmeley RoadBus stop285m
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 3LB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.1dB
Night-time· 23:00 – 07:00
42.8dB
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-eraMid-Terrace HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · 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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3 bed1 bath
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1 Coventry Road
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2 bed2 bath
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£361k
1 Avon Place
RG1 3LA
4 bed
£278k
1 Grantley Heights, Kennet Side
RG1 3EG
2 bed2 bath
£275k
1 Haywood Court
RG1 3QF
2 bed1 bath
£267k
1 Blakes Quay, Gas Works Road
RG1 3EW
2 bed
£335k
1 Gas Cottages, Kennet Side
RG1 3LT
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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 52 Cumberland Road is modelled from its 71 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG1 3LB. 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. 3 sales are recorded for 52 Cumberland 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 52 Cumberland Road was lodged in May 2025 at band D and is valid until May 2035. 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 52 Cumberland 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 34 schools and 30 stops listed are measured in a straight line from RG1 3LB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 52 Cumberland Road is in council tax band B. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 52 Cumberland Road, Reading, RG1 3LB. Each answer is also embedded as structured data for search engines.
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- 52 Cumberland Road, Reading valuationHow the estimate is built and what moves it
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