Model valuation£417,0008 Busby Close
Local market context
33 London Road, Reading, RG1 5BJ
7 sales on record4 planning records
Estimated value
£558,000
- Since the 2020 sale (£435,000)+28%
- Against RG1 5BJ's recent median (£272,000)+105%
Newest record on this page: October 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
6
From EPC
Floor area
157 m²
1690 sq ft
Energy rating
D
Score 66
Council tax
Band E
Tenure
Private Rental
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
£558,000
- Against its 2020 sale (£435,000)+28%
- Against RG1 5BJ's recent median (£272,000)+105%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33 London Road is modelled from its 157 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in RG1 5BJ. 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
157 m² from the EPC lodged in June 2020
Sales of this home
7 sales recorded, the latest in 2020
Recent sales in RG1 5BJ
5 sales, median £272,000 (2024–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
33 London Road has more than quadrupled in price since its earliest registered sale in 1995.
Sales timeline
17 June 2020Most recent
£435,000
+11.5%over 5 years30 July 2014
£390,000
+62.5%over 4 years2 June 2010
£240,000
-27.3%over 2 years20 September 2007
£330,000
+22.2%over 2 years16 March 2005
£270,000
+42.1%over 3 years28 June 2001
£190,000
+211.5%over 5 years6 August 1995
£61,000
Median price across the last 5 sales in RG1 5BJ: £272,000 (2024–2016).
What this page doesn't show
1 potential issue has already been flagged for 33 London Road, Reading, RG1 5BJ. 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 33 London Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33 London Road is a mid-terrace house in Reading (RG1 5BJ). It has a recorded floor area of 157 m² (around 1690 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (June 2020) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2010. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Average to Good and lighting went from Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to C (score 79).
At 157 m² the property is well over the postcode median (49 m² across 30 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs). Most recent transfer: June 2020 at £435,000. Across the public record there are 7 sales, relatively high churn for a single property. Across 1995–2020, sale prices on this property compounded at 8.2% per year. Today's modelled estimate of £558,000 is 28.3% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£257/sq ft) was about 16.9% below the postcode norm. 4 planning records sit against the property, 0 approved, 4 refused.
Before you decide
Everything you need to know about 33 London 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
One time fee only - money back guarantee
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(1 of 2)
Jun 2020
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
5.7 t/year
Occupancy
Rented
Certificate validity
Valid until 15 June 2030
Property Improvements
Changes detected from historical EPC data
Jun 2020from Feb 2010
Hot Water
Very GoodGood
Hot water efficiency decreased
Walls
Very PoorPoor
Wall insulation improved
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
11%100%
More low energy lighting installed
Planning history
Applications and permits filed against 33 London Road, Reading, RG1 5BJ, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
4 applications on record at 33 London Road, Reading, RG1 5BJ
4decisions45nearby
Flagged:Subdivision
- Nov 2004SubdivisionHeritageOutcome in report
Alterations to provide three 2 bedroom flats and one 1 bedroom flat
- Reference
- PL/04/0821
- More recent applications — locked
- SubdivisionNov 2004Decision
- SubdivisionNov 2004Decision
+ 1 more application in the report
Unlock 33 London Road, Reading, RG1 5BJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 45 notable nearby
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other London Road homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 33 London Road runs comfortably ahead of the street norm.
Price per m²
£2,771
Street avg £3,156
Floor Area
157 m²
Street avg 100 m²
Habitable Rooms
6 rooms
Street avg 4 rooms
CO₂ Emissions
5.7 t/year
Street avg 6.4 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
Crown Street — bus stop.
Closest school
0.2 km
Kendrick School. 34 schools nearby.
Nearest schools
- Kendrick SchoolSecondary154m
- Katesgrove Primary SchoolPrimary434m
- New Christ Church Church of England Primary SchoolPrimary772m
- Coley Primary SchoolPrimary791m
Nearest stops
- Crown StreetBus stop72m
- Kendrick Student VillageBus stop140m
- UoR London RoadBus stop176m
- Silver StreetBus stop247m
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 5BJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.7dB
Night-time· 23:00 – 07:00
46.6dB
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 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 33 London Road is modelled from its 157 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in RG1 5BJ. 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. 7 sales are recorded for 33 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 33 London Road was lodged in June 2020 at band D and is valid until June 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 33 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 5BJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 33 London Road is in council tax band E. 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 33 London Road, Reading, RG1 5BJ. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG1 5BJSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 33 London Road, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales