Model valuation£417,0008 Busby Close
Local market context
35 London Road, Reading, RG1 5BJ
8 planning records
Estimated value
£633,000
- Since the 2019 sale (£460,000)+38%
- Against RG1 5BJ's recent median (£272,000)+133%
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
Semi-detached
Habitable rooms
7
From EPC
Floor area
184 m²
1981 sq ft
Energy rating
D
Score 56
Council tax
Band E
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
£633,000
- Against its 2019 sale (£460,000)+38%
- Against RG1 5BJ's recent median (£272,000)+133%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 London Road is modelled from its 184 m² EPC floor area, its 1 recorded sale 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
184 m² from the EPC lodged in March 2019
Sales of this home
1 sale recorded, the latest in 2019
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 8 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.
Latest sale on 35 London Road was the highest on Land Registry record across the postcode.
Sales timeline
15 August 2019Most recent
£460,000
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 35 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 35 London Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 London Road is a semi-detached house in Reading (RG1 5BJ). It has a recorded floor area of 184 m² (around 1981 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (March 2019) shows a D (score 56), a step below the typical UK home. The recommended improvements would push it to C (score 79).
At 184 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). 8 planning records sit against the property, 6 approved, 0 refused. Past consents include HMO conversion and new windows, meaningful when judging how the property has evolved. Today's modelled estimate of £633,000 is 37.6% above the 2019 sale price. Last sale on file: £460,000 in August 2019.
Before you decide
Everything you need to know about 35 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.
35 London Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Mar 2019EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
8.9 t/year
Occupancy
—
Certificate validity
Valid until 28 March 2029
Planning history
Applications and permits filed against 35 London Road, Reading, RG1 5BJ, sourced from the PlanIt planning register.
35 London Road has been through 6 approved planning applications — a well-evolved property.
8 applications on record at 35 London Road, Reading, RG1 5BJ
8decisions47documents45nearby
Flagged:HMO conversion
- Jul 2010RenovationHeritageOutcome in report
Removal of existing PVCU framed windows to front of property with new timber framed windows to ground and first floor and side hung casementunit to second floor
New Windows- Documents
- 4 docs on file
- Reference
- PL/09/1053
- More recent applications — locked
- HMOFeb 2020Decision
- HMOFeb 2020Decision
+ 5 more applications in the report
Unlock 35 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 (8 on record)
- All 8 applications on this property in full, plus 45 notable nearby
- The 47 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 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
35 London Road is notably below the street on price per m².
Price per m²
£2,500
Street avg £3,224
Floor Area
184 m²
Street avg 94 m²
Habitable Rooms
7 rooms
Street avg 4 rooms
CO₂ Emissions
8.9 t/year
Street avg 5.6 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-eraSemi-Detached 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 £1,155 · 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 35 London Road is modelled from its 184 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 35 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 35 London Road was lodged in March 2019 at band D and is valid until March 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 8 applications are matched to 35 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
- 35 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 35 London Road, Reading, RG1 5BJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 5BJSold prices, values and energy ratings for the postcode
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- 35 London Road, Reading valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales