Model valuation£417,0008 Busby Close
Local market context
21 De Beauvoir Road, Reading, RG1 5NS
2 planning records
Estimated value
£407,000
- Since the 2016 sale (£230,000)+77%
- Against RG1 5NS's recent median (£285,000)+43%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
7
From EPC
Floor area
126 m²
1356 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
£407,000
- Against its 2016 sale (£230,000)+77%
- Against RG1 5NS's recent median (£285,000)+43%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 De Beauvoir Road is modelled from its 126 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 5NS. 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
126 m² from the EPC lodged in May 2019
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in RG1 5NS
5 sales, median £285,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
Sale price has at least doubled since 2001.
Sales timeline
30 March 2016Most recent
£230,000
+109.1%over 15 years27 February 2001
£110,000
Median price across the last 5 sales in RG1 5NS: £285,000 (2025–2022).
Nearby sales in RG1 5NS
What this page doesn't show
1 potential issue has already been flagged for 21 De Beauvoir Road, Reading, RG1 5NS. 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 De Beauvoir Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 De Beauvoir Road is a mid-terrace house in Reading (RG1 5NS). It has a recorded floor area of 126 m² (around 1356 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (May 2019) shows a C (score 71). When first surveyed in November 2008 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good and lighting went from Poor to Very Good. The recommended improvements would push it to B (score 82).
Across 2001–2016, sale prices on this property compounded at 5% per year. Today's modelled estimate of £407,000 sits 77% above the 2016 sale of £230,000. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 126 m² it's 26.6% larger than the typical home in the postcode (100 m² median across 26 EPCs). 10 years since the last transfer (March 2016).
Before you decide
Everything you need to know about 21 De Beauvoir 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.
Current Certificate(1 of 3)
May 2019
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Rented
Certificate validity
Valid until 19 May 2029
Property Improvements
Changes detected from historical EPC data
Feb 2009from Nov 2008
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
May 2019from Feb 2009
EPC improved fromD55toC71
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
22%100%
More low energy lighting installed
Planning history
Applications and permits filed against 21 De Beauvoir Road, Reading, RG1 5NS, sourced from the PlanIt planning register.
21 De Beauvoir Road has 2 separate extension applications on the council record.
2 applications on record at 21 De Beauvoir Road, Reading, RG1 5NS
2decisions2extensions11documents45nearby
- Apr 2017ExtensionOutcome in report
Extension: Single storey · Rear of property
Single storey rear extension to existing house in multiple occupation
- Documents
- 8 docs on file
- Reference
- 170340
- More recent applications — locked
- ExtensionApr 2017Decision
Unlock 21 De Beauvoir Road, Reading, RG1 5NS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 45 notable nearby
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other De Beauvoir Road homes
Four headline reads against 25 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 21 De Beauvoir Road stands well clear of the street.
Price per m²
£1,825
Street avg £3,310
Floor Area
126 m²
Street avg 95 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 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
Cemetery Junction — bus stop.
Closest school
0.4 km
St John's Church of England Primary School. 32 schools nearby.
Nearest schools
- St John's Church of England Primary SchoolPrimary391m
- Reading SchoolSecondary516m
- New Town Primary SchoolPrimary574m
- Redlands Primary SchoolPrimary582m
Nearest stops
- Cemetery JunctionBus stop133m
- Cemetery Junction London RoadBus stop149m
- Hamilton RoadBus stop184m
- Hatherley RoadBus stop250m
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 5NS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.7dB
Night-time· 23:00 – 07:00
42.9dB
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 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 £1,020 · 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 De Beauvoir Road is modelled from its 126 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 5NS. 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 21 De Beauvoir 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 21 De Beauvoir Road was lodged in May 2019 at band C and is valid until May 2029. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 21 De Beauvoir 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 32 schools and 30 stops listed are measured in a straight line from RG1 5NS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 De Beauvoir Road 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 De Beauvoir Road, Reading, RG1 5NS. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 5NSSold prices, values and energy ratings for the postcode
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- 21 De Beauvoir Road, Reading valuationHow the estimate is built and what moves it
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