Model valuation£417,0008 Busby Close
Local market context
251 London Road, Reading, RG1 3NY
7 planning records
Estimated value
£276,000
- Since the 2008 sale (£250,000)+10%
- Against RG1 3NY's recent median (£330,000)-16%
Newest record on this page: February 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 01
Habitable rooms
3
From EPC
Floor area
55 m²
592 sq ft
Energy rating
E
Score 44
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
£276,000
- Against its 2008 sale (£250,000)+10%
- Against RG1 3NY's recent median (£330,000)-16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 251 London Road is modelled from its 55 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 3NY. 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
55 m² from the EPC lodged in February 2024
Sales of this home
2 sales recorded, the latest in 2008
Recent sales in RG1 3NY
5 sales, median £330,000 (2023–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 7 applications | 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
6 October 2008Most recent
£250,000
+35.1%over 2 years12 April 2006
£185,000
Median price across the last 5 sales in RG1 3NY: £330,000 (2023–2007).
What this page doesn't show
1 potential issue has already been flagged for 251 London Road, Reading, RG1 3NY. 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 251 London Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
251 London Road is an end-of-terrace house in Reading (RG1 3NY). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (February 2024) shows an E (score 44), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 68). At 55 m² this is the 12th smallest of 31 units on EPC record in the building, where floor areas span 25–188 m². The building's EPC ratings span F to C across 31 units on file.
It hasn't traded since October 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). Across 2006–2008, sale prices on this property compounded at 12.9% per year. Today's modelled estimate of £276,000 is 10.4% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£422/sq ft) was about 227.6% above the typical sold price in the postcode. 7 planning records sit against the property, 2 approved, 3 refused.
Before you decide
Everything you need to know about 251 London Road
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.
Current Certificate
Feb 2024EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 February 2034
Planning history
Applications and permits filed against 251 London Road, Reading, RG1 3NY, sourced from the PlanIt planning register.
7 applications on record at 251 London Road, Reading, RG1 3NY
7decisions4extensions19documents18nearby
- Jul 2006Loft ConversionFullOutcome in report
Extension: Single storey · Rear of property
Rebuild existing single storey rear extension to existing takeaway; New first floor rear entrance to existing upstairs flat. Loft conversionand new dormer window to rear. Remove existing side entrance
Extension- Documents
- 3 docs on file
- Reference
- PL/06/0445
- More recent applications — locked
- AdvertisingJan 2008Decision
- AdvertisingJan 2008Decision
+ 4 more applications in the report
Unlock 251 London Road, Reading, RG1 3NY'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, plus 18 notable nearby
- The 19 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other London Road homes
Four headline reads against 26 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 251 London Road lags the street by a wide margin.
Price per m²
£4,545
Street avg £3,910
Floor Area
55 m²
Street avg 63 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
4.3 t/year
Street avg 3.5 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
Hamilton Road — bus stop.
Closest school
0.4 km
St John's Church of England Primary School. 34 schools nearby.
Nearest schools
- St John's Church of England Primary SchoolPrimary428m
- New Town Primary SchoolPrimary438m
- Redlands Primary SchoolPrimary762m
- Reading SchoolSecondary763m
Nearest stops
- Hamilton RoadBus stop119m
- Cholmeley RoadBus stop149m
- Cemetery JunctionBus stop191m
- Cemetery Junction London RoadBus stop321m
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 3NY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.7dB
Night-time· 23:00 – 07:00
43.4dB
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
Victorian-era1st Floor FlatEPC EPre-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 £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.
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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 251 London Road is modelled from its 55 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 3NY. 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 251 London 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 251 London Road was lodged in February 2024 at band E and is valid until February 2034. 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 251 London 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 3NY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 251 London 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 251 London Road, Reading, RG1 3NY. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 3NYSold prices, values and energy ratings for the postcode
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