Model valuation£417,0008 Busby Close
Local market context
21 Highgrove Street, Reading, RG1 5EJ
6 planning records
Estimated value
£345,000
- Since the 2018 sale (£260,000)+33%
- Against RG1 5EJ's recent median (£310,000)+11%
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
107 m²
1152 sq ft
Energy rating
C
Score 71
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
£345,000
- Against its 2018 sale (£260,000)+33%
- Against RG1 5EJ's recent median (£310,000)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Highgrove Street is modelled from its 107 m² EPC floor area, its 1 recorded sale 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
107 m² from the EPC lodged in November 2019
Sales of this home
1 sale recorded, the latest in 2018
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.
21 Highgrove Street valuation sits well clear of the typical sold price in this postcode.
Sales timeline
24 April 2018Most recent
£260,000
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
1 potential issue has already been flagged for 21 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
- 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 21 Highgrove Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Highgrove Street is a mid-terrace house in Reading (RG1 5EJ). It has a recorded floor area of 107 m² (around 1152 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (November 2019) shows a C (score 71). When first surveyed in October 2017 the rating was F, the property has climbed 3 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 Very Poor to Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to B (score 84).
At 107 m² the property is well over the postcode median (77 m² across 66 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). 6 planning records sit against the property, 2 approved, 4 refused. Past consents include HMO conversion and change of use to residential, meaningful when judging how the property has evolved. On the market in April 2018 and unlisted since — roughly 8 years. Today's modelled estimate of £345,000 is 32.7% above the 2018 sale price.
Before you decide
Everything you need to know about 21 Highgrove Street
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.
Current Certificate(1 of 2)
Nov 2019
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.3 t/year
Occupancy
Rented
Certificate validity
Valid until 22 November 2029
Property Improvements
Changes detected from historical EPC data
Nov 2019from Oct 2017
EPC improved fromF32toC71
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
ManualFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Walls
Very PoorPoor
Wall insulation improved
Planning history
Applications and permits filed against 21 Highgrove Street, Reading, RG1 5EJ, sourced from the PlanIt planning register.
21 Highgrove Street has 4 separate extension applications on the council record.
6 applications on record at 21 Highgrove Street, Reading, RG1 5EJ
6decisions4extensions22documents45nearby
Flagged:RetrospectiveHMO conversionChange of use
- Jan 2019ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Rear extension measuring 6m and 4.8m in depth, with a maximum height of 3.1m and 2.75, in height to eaves level. Notification of the construction of an extension under class A Part 1 of Schedule 2 of theTown and Country Planning (General Permitted Development)(England) Order 2015
- Documents
- 3 docs on file
- Reference
- PL/18/2207
- More recent applications — locked
- HMOFeb 2020Decision
- HMOFeb 2020Decision
+ 3 more applications in the report
Unlock 21 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 22 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Highgrove Street homes
Four headline reads against 54 similar houses on this street, drawn from the latest EPC and Land Registry data.
21 Highgrove Street outperforms the street on epc rating by a wide margin.
Price per m²
£2,430
Street avg £3,127
Floor Area
107 m²
Street avg 79 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.3 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 21 Highgrove Street is modelled from its 107 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 21 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 21 Highgrove Street was lodged in November 2019 at band C and is valid until November 2029. 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 21 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
- 21 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 21 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
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