Model valuation£417,0008 Busby Close
Local market context
8 Morgan Road, Reading, RG1 5HG
3 planning records
Estimated value
£841,000
- Since the 2016 sale (£750,000)+12%
- Against RG1 5HG's recent median (£510,000)+65%
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
Detached
Bedrooms
4
Floor area
173 m²
1862 sq ft
Energy rating
C
Score 76
Council tax
Band E
Tenure
Owner Occupied
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
£841,000
- Against its 2016 sale (£750,000)+12%
- Against RG1 5HG's recent median (£510,000)+65%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Morgan Road is modelled from its 173 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 5HG. 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
173 m² from the EPC lodged in November 2015
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in RG1 5HG
5 sales, median £510,000 (2025–2015)
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 3 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 8 Morgan Road was the highest on Land Registry record across the postcode.
Sales timeline
14 March 2016Most recent
£750,000
+80.7%over 1 year26 August 2014
£415,000
Median price across the last 5 sales in RG1 5HG: £510,000 (2025–2015).
What this page doesn't show
1 potential issue has already been flagged for 8 Morgan Road, Reading, RG1 5HG. 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 8 Morgan Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Morgan Road is a four-bedroom detached house in Reading (RG1 5HG). It has a recorded floor area of 173 m² (around 1862 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (November 2015) shows a C (score 76), near the top of the C band. When first surveyed in November 2009 the rating was G, the property has climbed 4 bands since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Good to Very Good and window efficiency went from Poor to Good. The recommended improvements would push it to B (score 83). The latest certificate is from November 2015, so improvements made since then won't be reflected. Period features are noted in the property record. Records show the property has been extended at some point in its history.
3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 173 m² it's 22.7% larger than the typical home in the postcode (141 m² median across 16 EPCs). Its energy rating outperforms most of the postcode (better than 88% of similar EPCs). 4 bedrooms is on the larger side for this postcode, where 3 is the typical count. Across 2014–2016, sale prices on this property compounded at 46.5% per year. Today's modelled estimate of £841,000 is 12.1% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£403/sq ft) was about 32.8% above the typical sold price in the postcode. 10 years since the last transfer (March 2016).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms4
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
- FireplaceYes
Outside
- Private gardenYes
- GarageYes
Building
- Period featuresYes
- Previously extendedYes
Before you decide
Everything you need to know about 8 Morgan 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 04 Nov 2025
Current Certificate(1 of 2)
Nov 2015
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 4 November 2025
Property Improvements
Changes detected from historical EPC data
Nov 2015from Nov 2009
EPC improved fromG17toC76
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
SecondaryFull Double
Windows upgraded, improving insulation
Walls
PoorGood
Wall insulation improved
Roof
GoodVery Good
Roof insulation improved
Planning history
Applications and permits filed against 8 Morgan Road, Reading, RG1 5HG, sourced from the PlanIt planning register.
3 applications on record at 8 Morgan Road, Reading, RG1 5HG
3decisions2extensions44documents45nearby
- Nov 2014ExtensionFullOutcome in report
Extension: Part single, part two storey · Side and rear of property
Single Storey Rear Extension with new Patio, Part First Floor Side Extension to the East over the existing attached garage, Part Two PartSingle Storey in front of garage and Part Two Part Single Storey Side Extension to the West.
- Documents
- 7 docs on file
- Reference
- PL/14/1539
- More recent applications — locked
- OutbuildingNov 2024Decision
- ExtensionNov 2014Decision
Unlock 8 Morgan Road, Reading, RG1 5HG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 45 notable nearby
- The 44 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Morgan Road homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Morgan Road outperforms the street on epc rating by a wide margin.
Price per m²
£4,335
Street avg £3,551
Floor Area
173 m²
Street avg 187 m²
Habitable Rooms
7 rooms
Street avg 8 rooms
CO₂ Emissions
4.2 t/year
Street avg 10.0 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
0.2 km
Morgan Road — bus stop.
Closest school
0.5 km
Reading School. 37 schools nearby.
Nearest schools
- Reading SchoolSecondary486m
- Kendrick SchoolSecondary542m
- New Christ Church Church of England Primary SchoolPrimary625m
- The Palmer Primary AcademyPrimary792m
Nearest stops
- Morgan RoadBus stop179m
- Redlands Road South WingBus stop213m
- Allcroft RoadBus stop289m
- Vicarage RoadBus stop309m
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 5HG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.3dB
Night-time· 23:00 – 07:00
42.7dB
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-eraDetached HouseEPC CPre-1919 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,360 · 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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1 Donnington Road
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1 Dean House, Erleigh Road
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1 Hamilton Road
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1 bed1 bath
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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 8 Morgan Road is modelled from its 173 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 5HG. 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 8 Morgan 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 8 Morgan Road was lodged in November 2015 at band C and expired in November 2025, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 8 Morgan 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 37 schools and 30 stops listed are measured in a straight line from RG1 5HG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Morgan 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 8 Morgan Road, Reading, RG1 5HG. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 5HGSold prices, values and energy ratings for the postcode
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