Model valuation£417,0008 Busby Close
Local market context
Flat 1, 52 Morgan Road, Reading, RG1 5HG
3 sales on record
Estimated value
£298,000
- Since the 2025 sale (£310,000)-4%
- Against RG1 5HG's recent median (£599,000)-50%
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
Floor 00
Bedrooms
2
Floor area
75 m²
807 sq ft
Energy rating
D
Score 61
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
£298,000
- Against its 2025 sale (£310,000)-4%
- Against RG1 5HG's recent median (£599,000)-50%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 1 is modelled from its 75 m² EPC floor area, its 3 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
75 m² from the EPC lodged in November 2021
Sales of this home
3 sales recorded, the latest in 2025
Recent sales in RG1 5HG
5 sales, median £599,000 (2025–2014)
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 | 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.
Sales timeline
24 November 2025Most recent
£310,000
+8.2%over 6 years10 June 2019
£286,500
+30.2%over 12 years7 May 2007
£220,000
Median price across the last 5 sales in RG1 5HG: £599,000 (2025–2014).
What this page doesn't show
1 potential issue has already been flagged for Flat 1, 52 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 Flat 1
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 1 is a two-bedroom mid-terrace house in Reading (RG1 5HG). It has a recorded floor area of 75 m² (around 807 sq ft) and construction records dating it to before 1900. At 75 m² this is the largest unit on EPC record across the building (43–75 m²). The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (61 versus a best of 69). The latest certificate (November 2021) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since August 2012. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Poor to Very Good. The recommended improvements would push it to C (score 73).
Most recent transfer was November 2025 at £310,000 — fresh data. At 75 m² it sits well below the postcode median (146 m² across 16 EPCs), making it one of the more compact homes locally. Across 2007–2025, sale prices on this property compounded at 1.9% per year. On a £-per-square-foot basis, the last sale (£384/sq ft) was about 34.8% above the typical sold price in the postcode.
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
- Bedrooms2
Before you decide
Everything you need to know about Flat 1
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.
Current Certificate(1 of 2)
Nov 2021
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Rented
Certificate validity
Valid until 2 November 2031
Property Improvements
Changes detected from historical EPC data
Nov 2021from Aug 2012
Roof
Very PoorAverage
Roof insulation improved
Low Energy Lighting
19%94%
More low energy lighting installed
Planning history
Applications and permits filed against Flat 1, 52 Morgan Road, Reading, RG1 5HG, sourced from the PlanIt planning register.
Flat 1 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.
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-eraGround Floor FlatEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
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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 Flat 1 is modelled from its 75 m² EPC floor area, its 3 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. 3 sales are recorded for Flat 1. 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 Flat 1 was lodged in November 2021 at band D and is valid until November 2031. 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 Flat 1. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 1, 52 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
- RG 1 property marketPrices, postcodes, schools and transport across the district
- Flat 1, 52 Morgan Road, Reading valuationHow the estimate is built and what moves it
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