Model valuation£417,0008 Busby Close
Local market context
33 Hamilton Road, Reading, RG1 5RA
8 planning records
Estimated value
£924,000
- Since the 2018 sale (£750,000)+23%
- Against RG1 5RA's recent median (£790,000)+17%
Newest record on this page: August 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
5
Bathrooms
2
Floor area
218 m²
2347 sq ft
Energy rating
E
Score 47
Council tax
Band F
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
£924,000
- Against its 2018 sale (£750,000)+23%
- Against RG1 5RA's recent median (£790,000)+17%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33 Hamilton Road is modelled from its 218 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 5RA. 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
218 m² from the EPC lodged in December 2017
Sales of this home
2 sales recorded, the latest in 2018
Recent sales in RG1 5RA
5 sales, median £790,000 (2022–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 8 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.
33 Hamilton Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
21 June 2018Most recent
£750,000
+41.5%over 7 years11 August 2010
£530,000
Median price across the last 5 sales in RG1 5RA: £790,000 (2022–2013).
Nearby sales in RG1 5RA
What this page doesn't show
1 potential issue has already been flagged for 33 Hamilton Road, Reading, RG1 5RA. 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 33 Hamilton Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33 Hamilton Road is a five-bedroom semi-detached house in Reading (RG1 5RA). It has a recorded floor area of 218 m² (around 2347 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (December 2017) shows an E (score 47), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since April 2010. Between certificates, window efficiency went from Very Poor to Poor; while roof efficiency dropped from Average to Very Poor. The recommended improvements would lift it to C (score 71), a 2-band jump. Other recorded features include a basement. Period features are noted in the property record. Records show the property has been extended at some point in its history.
At 218 m² the property is well over the postcode median (54 m² across 35 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. 8 planning records sit against the property, 6 approved, 0 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved. 8 years since the last transfer (June 2018). Across 2010–2018, sale prices on this property compounded at 4.5% per year. Today's modelled estimate of £924,000 is 23.2% above the 2018 sale price.
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
- Bedrooms5
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- EnsuiteYes
- BasementYes
Outside
- Private gardenYes
- ParkingYes
Building
- Period featuresYes
- Previously extendedYes
Before you decide
Everything you need to know about 33 Hamilton 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.
33 Hamilton Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Dec 2017
EPC Rating
A
B
C
D
E
E47
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 December 2027
Property Improvements
Changes detected from historical EPC data
Dec 2017from Apr 2010
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Planning history
Applications and permits filed against 33 Hamilton Road, Reading, RG1 5RA, sourced from the PlanIt planning register.
33 Hamilton Road has 2 separate extension applications on the council record.
8 applications on record at 33 Hamilton Road, Reading, RG1 5RA
8decisions2extensions17documents45nearby
- May 2011Tree WorksTreesOutcome in report
Crown lift and reduce one side of one Yew tree at Hamilton Court
- Reference
- PL/11/0361
- More recent applications — locked
- OutbuildingMay 2021Decision
- OutbuildingMay 2021Decision
+ 5 more applications in the report
Unlock 33 Hamilton Road, Reading, RG1 5RA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (8 on record)
- All 8 applications on this property in full, plus 45 notable nearby
- The 17 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hamilton Road homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
33 Hamilton Road outperforms the street on habitable rooms by a wide margin.
Price per m²
£3,440
Street avg £4,617
Floor Area
218 m²
Street avg 122 m²
Habitable Rooms
9 rooms
Street avg 6 rooms
CO₂ Emissions
12.0 t/year
Street avg 6.1 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
College Road — bus stop.
Closest school
0.4 km
Maiden Erlegh School in Reading. 34 schools nearby.
Nearest schools
- Maiden Erlegh School in ReadingSecondary400m
- UTC ReadingSecondary414m
- Redlands Primary SchoolPrimary466m
- Alfred Sutton Primary SchoolPrimary532m
Nearest stops
- College RoadBus stop222m
- Hamilton RoadBus stop300m
- Erleigh Road - Blenheim RoadBus stop319m
- Foxhill RoadBus stop330m
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 5RA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.8dB
Night-time· 23:00 – 07:00
44.2dB
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-eraSemi-Detached HouseEPC EPre-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 £1,495 · 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 33 Hamilton Road is modelled from its 218 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 5RA. 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 33 Hamilton 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 33 Hamilton Road was lodged in December 2017 at band E and is valid until December 2027. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 8 applications are matched to 33 Hamilton 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 34 schools and 30 stops listed are measured in a straight line from RG1 5RA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 33 Hamilton Road is in council tax band F. 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 33 Hamilton Road, Reading, RG1 5RA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 5RASold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 33 Hamilton Road, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales