Model valuation£417,0008 Busby Close
Local market context
11 Highgrove Street, Reading, RG1 5EJ
6 planning records
Estimated value
£353,000
- Since the 2022 sale (£291,000)+21%
- Against RG1 5EJ's recent median (£310,000)+14%
Newest record on this page: November 2025. 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
93 m²
1001 sq ft
Energy rating
C
Score 70
Council tax
Band C
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
£353,000
- Against its 2022 sale (£291,000)+21%
- Against RG1 5EJ's recent median (£310,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Highgrove Street is modelled from its 93 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 5EJ. 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
93 m² from the EPC lodged in June 2022
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in RG1 5EJ
5 sales, median £310,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 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.
11 Highgrove Street changed hands twice within eighteen months — unusual for the area.
Sales timeline
19 January 2022Most recent
£291,000
+32.3%25 October 2021
£220,000
Median price across the last 5 sales in RG1 5EJ: £310,000 (2025–2024).
Nearby sales in RG1 5EJ
What this page doesn't show
2 potential issues have already been flagged for 11 Highgrove Street, Reading, RG1 5EJ. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Recent ownership pattern worth a lookIn 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 11 Highgrove Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Highgrove Street is a mid-terrace house in Reading (RG1 5EJ). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (June 2022) shows a C (score 70). When first surveyed in June 2021 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Average to Good and hot-water efficiency went from Average to Good. The recommended improvements would push it to B (score 85).
6 planning records sit against the property, 4 approved, 0 refused. Past consents include HMO conversion, change of use to residential and a loft conversion, meaningful when judging how the property has evolved. At 93 m² it's 20.8% larger than the typical home in the postcode (77 m² median across 66 EPCs). Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Across 2021–2022, sale prices on this property compounded at 32.3% per year. Today's modelled estimate of £353,000 is 21.3% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£291/sq ft) was about 48.1% above the typical sold price in the postcode. Most recent transfer: January 2022 at £291,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 11 Highgrove Street
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaRecent ownership pattern worth a look
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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(1 of 2)
Jun 2022
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.0 t/year
Occupancy
Rented
Certificate validity
Valid until 9 June 2032
Property Improvements
Changes detected from historical EPC data
Jun 2022from Jun 2021
EPC improved fromE49toC70
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
Gas MultipointMain System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
67%100%
More low energy lighting installed
Planning history
Applications and permits filed against 11 Highgrove Street, Reading, RG1 5EJ, sourced from the PlanIt planning register.
11 Highgrove Street has been through 4 approved planning applications — a well-evolved property.
6 applications on record at 11 Highgrove Street, Reading, RG1 5EJ
6decisions2extensions20documents45nearby
Flagged:HMO conversionChange of use
- Apr 2022Loft ConversionOutlineOutcome in report
Certificate of Lawfulness for Proposed conversion of loft space with addition of dormer to rear
- Documents
- 2 docs on file
- Reference
- PL/22/0195
- More recent applications — locked
- ConditionsAug 2022Decision
- ConditionsAug 2022Decision
+ 3 more applications in the report
Unlock 11 Highgrove Street, Reading, RG1 5EJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (6 on record)
- All 6 applications on this property in full, plus 45 notable nearby
- The 20 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other Highgrove Street homes
Four headline reads against 54 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 11 Highgrove Street runs comfortably ahead of the street norm.
Price per m²
£3,129
Street avg £3,112
Floor Area
93 m²
Street avg 79 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.0 t/year
Street avg 3.9 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
Whitley Street — bus stop.
Closest school
0.4 km
New Christ Church Church of England Primary School. 38 schools nearby.
Nearest schools
- New Christ Church Church of England Primary SchoolPrimary381m
- Kendrick SchoolSecondary561m
- The Palmer Primary AcademyPrimary647m
- Katesgrove Primary SchoolPrimary652m
Nearest stops
- Whitley StreetBus stop109m
- Morgan RoadBus stop126m
- Glebe RoadBus stop207m
- Silver StreetBus stop287m
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 5EJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.0dB
Night-time· 23:00 – 07:00
42.5dB
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 CPre-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 £955 · 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 11 Highgrove Street is modelled from its 93 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 5EJ. 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 11 Highgrove Street. 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 11 Highgrove Street was lodged in June 2022 at band C and is valid until June 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to 11 Highgrove Street. 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 38 schools and 30 stops listed are measured in a straight line from RG1 5EJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Highgrove Street is in council tax band C. 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 11 Highgrove Street, Reading, RG1 5EJ. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 5EJSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 11 Highgrove Street, Reading valuationHow the estimate is built and what moves it
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