Model valuation£417,0008 Busby Close
Local market context
9a, London Road, Reading, RG1 5BJ
Estimated value
£158,000
- Since the 2024 sale (£450,000)-65%
- Against RG1 5BJ's recent median (£272,000)-42%
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
Floor 01
Habitable rooms
2
From EPC
Floor area
24 m²
258 sq ft
Energy rating
D
Score 68
Council tax
Band B
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
£158,000
- Against its 2024 sale (£450,000)-65%
- Against RG1 5BJ's recent median (£272,000)-42%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9a is modelled from its 24 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
24 m² from the EPC lodged in October 2020
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in RG1 5BJ
5 sales, median £272,000 (2021–2016)
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 | 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.
9a valuation runs notably under the typical sold price in this postcode.
Sales timeline
29 October 2024Most recent
£450,000
Median price across the last 5 sales in RG1 5BJ: £272,000 (2021–2016).
What this page doesn't show
1 potential issue has already been flagged for 9a, 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 9a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9a is a mid-terrace house in Reading (RG1 5BJ). It has a recorded floor area of 24 m² (around 258 sq ft), construction records dating it to before 1900 and council tax band B. At 24 m² this is the smallest unit on EPC record across the building (24–184 m²). The building's EPC ratings span G to B across 31 units on file. The latest certificate (October 2020) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2020. The recommended improvements would push it to C (score 71).
Today's modelled estimate of £158,000 is 64.9% below the 2024 sale of £450,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£1,742/sq ft) was about 652.4% above the typical sold price in the postcode. At 24 m² it sits well below the postcode median (49 m² across 30 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 73% of similar EPCs). Sold October 2024 for £450,000.
Before you decide
Everything you need to know about 9a
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.
9a's carbon output is low for the local stock.
Current Certificate(1 of 2)
Oct 2020
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
—
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.5 t/year
Occupancy
Rented
Certificate validity
Valid until 22 October 2030
Planning history
Applications and permits filed against 9a, London Road, Reading, RG1 5BJ, sourced from the PlanIt planning register.
9a has no planning applications on record.
45
But the area is active
45 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other London Road homes
Four headline reads against 25 similar flats on this street, drawn from the latest EPC and Land Registry data.
9a is notably below the street on floor area.
EPC Rating
68 (D)
Street avg 75 (C)
Floor Area
24 m²
Street avg 49 m²
CO₂ Emissions
1.5 t/year
Street avg 1.9 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
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-era1st Floor FlatEPC DPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£178k
1 Granby Court
RG1 5NX
£183k
1 Brechin Court, Kendrick Road
RG1 5DH
£125k
1 Charfield Court, Hamilton Road
RG1 5RF
£203k
1 Dartmouth Terrace, London Road
RG1 5AL
1 bed1 bath
£205k
1 Guernsey House, London Road
RG1 5BB
£208k
1 Bispham Court, Kendrick Road
RG1 5DQ
2 bed1 bath
£223k
1 De Beauvoir Road
RG1 5NS
£230k
1 Blenheim Road
RG1 5NG
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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 9a is modelled from its 24 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 9a. 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 9a was lodged in October 2020 at band D and is valid until October 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. None is matched to 9a. 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
- 9a 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 9a, London Road, Reading, RG1 5BJ. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 5BJSold prices, values and energy ratings for the postcode
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