Model valuation£417,0008 Busby Close
Local market context
118 128, Flat 8, London Street, Reading, RG1 4SJ
EPC B
Estimated value
£241,000
- Since the 2007 sale (£249,200)-3%
- Against RG1 4SJ's recent median (£331,000)-27%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 02
Habitable rooms
2
From EPC
Floor area
58 m²
624 sq ft
Energy rating
B
Score 84
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
£241,000
- Against its 2007 sale (£249,200)-3%
- Against RG1 4SJ's recent median (£331,000)-27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 118 128 is modelled from its 58 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 4SJ. 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
58 m² from the EPC lodged in November 2022
Sales of this home
1 sale recorded, the latest in 2007
Recent sales in RG1 4SJ
5 sales, median £331,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
25 September 2007Most recent
£249,200
Median price across the last 5 sales in RG1 4SJ: £331,000 (2025–2023).
Nearby sales in RG1 4SJ
What this page doesn't show
2 potential issues have already been flagged for 118 128, Flat 8, London Street, Reading, RG1 4SJ. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn 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 118 128
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
118 128 is a mid-terrace house in Reading (RG1 4SJ). It has a recorded floor area of 58 m² (around 624 sq ft) and construction records dating it to 2003-2006. The latest certificate (November 2022) returns a B (score 84), comfortably above the UK average. The rating has held steady at B across 5 certificates since July 2009. Between certificates, lighting went from Average to Very Good. At 58 m² this is the 5th smallest of 14 units on EPC record in 118 128, where floor areas span 43–107 m². The building's EPC ratings span D to B, with this unit at the top.
It hasn't traded since September 2007, a hold of 19 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. Its energy rating outperforms most of the postcode (better than 84% of similar EPCs).
Before you decide
Everything you need to know about 118 128
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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.
118 128's carbon output is low for the local stock.
Current Certificate(1 of 5)
Nov 2022
EPC Rating
A
B
B84
C
D
E
F
G
Main Heating
—
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
0.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 November 2032
Property Improvements
Changes detected from historical EPC data
Jun 2011from Jul 2009
EPC improved fromB86toC79
Main Fuel
GasCommunity
Changed to a more efficient fuel source
Heating Controls
Prog + TRVsProg + Stat
Heating controls upgraded for better temperature management
Wall Insulation
InsulatedInsulated Cavity
Wall insulation upgraded
Nov 2013from Jun 2011
Heating Controls
Prog + StatThermostat
Heating controls changed
Oct 2019from Nov 2013
EPC improved fromC80toB84
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Nov 2022from Oct 2019
Wall Insulation
InsulatedInsulated Cavity
Wall insulation upgraded
Low Energy Lighting
56%100%
More low energy lighting installed
Planning history
Applications and permits filed against 118 128, Flat 8, London Street, Reading, RG1 4SJ, sourced from the PlanIt planning register.
118 128 has no planning applications on record.
16
But the area is active
16 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other London Street homes
Four headline reads against 53 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 118 128 stands well clear of the street.
Price per m²
£4,297
Street avg £5,154
Floor Area
58 m²
Street avg 58 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
0.9 t/year
Street avg 1.8 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
Crown Street — bus stop.
Closest school
0.2 km
Kendrick School. 33 schools nearby.
Nearest schools
- Kendrick SchoolSecondary245m
- Katesgrove Primary SchoolPrimary379m
- Coley Primary SchoolPrimary705m
- New Christ Church Church of England Primary SchoolPrimary833m
Nearest stops
- Crown StreetBus stop54m
- London Street FootBus stop163m
- Crown StreetBus stop208m
- Pell StreetBus stop256m
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 4SJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.3dB
Night-time· 23:00 – 07:00
47.2dB
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 century2nd 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.
£237k
102 104, Flat 1, Queens Road
RG1 4DG
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£234k
118 128, Flat 1, London Street
RG1 4SJ
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£233k
102 104, Flat 2, Queens Road
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£230k
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118 128, Flat 10, London Street
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Flat
£229k
118 128, Flat 12, London Street
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Flat
£221k
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Flat
£213k
1 2, Flat 12, Wesley Gate, Queens Road
RG1 4FR
Flat
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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 118 128 is modelled from its 58 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 4SJ. 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 118 128. 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 118 128 was lodged in November 2022 at band B and is valid until November 2032. 5 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 118 128. 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 4SJ, 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 118 128, Flat 8, London Street, Reading, RG1 4SJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 4SJSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 118 128, Flat 8, London Street, Reading valuationHow the estimate is built and what moves it
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