Model valuation£417,0008 Busby Close
Local market context
69a, Hamilton Road, Reading, RG1 5RA
8 planning records
Estimated value
£318,000
- Since the 1997 sale (£67,950)+368%
- Against RG1 5RA's recent median (£750,000)-58%
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
Detached
Bedrooms
2
Floor area
54 m²
581 sq ft
Energy rating
D
Score 62
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
£318,000
- Against its 1997 sale (£67,950)+368%
- Against RG1 5RA's recent median (£750,000)-58%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 69a is modelled from its 54 m² EPC floor area, its 1 recorded sale 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
54 m² from the EPC lodged in November 2019
Sales of this home
1 sale recorded, the latest in 1997
Recent sales in RG1 5RA
5 sales, median £750,000 (2022–2017)
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.
69a's modelled value sits at over four times its earliest registered sale price (1997).
Sales timeline
4 September 1997Most recent
£67,950
Median price across the last 5 sales in RG1 5RA: £750,000 (2022–2017).
Nearby sales in RG1 5RA
What this page doesn't show
1 potential issue has already been flagged for 69a, 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 69a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
69a is a two-bedroom detached house in Reading (RG1 5RA). It has a recorded floor area of 54 m² (around 581 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (November 2019) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in November 2017 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Very Poor to Good and lighting went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor and roof efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 91), a 2-band jump.
It hasn't traded since September 1997, a hold of 29 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £318,000 sits 368% above the 1997 sale of £67,950. On a £-per-square-foot basis, the last sale (£117/sq ft) was about 63.4% below the postcode norm. 8 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.
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
- Open-plan layoutYes
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 69a
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2019
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.8 t/year
Occupancy
Rented
Certificate validity
Valid until 24 November 2029
Property Improvements
Changes detected from historical EPC data
Nov 2019from Nov 2017
EPC improved fromF35toD62
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
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
43%100%
More low energy lighting installed
Planning history
Applications and permits filed against 69a, Hamilton Road, Reading, RG1 5RA, sourced from the PlanIt planning register.
69a has been through 4 approved planning applications — a well-evolved property.
8 applications on record at 69a, Hamilton Road, Reading, RG1 5RA
8decisions4extensions32documents45nearby
Flagged:Retrospective
- Mar 2018Tree WorksTreesOutcome in report
Fell conifers trees on frontage
- Documents
- 1 doc on file
- Reference
- PL/18/0371
- More recent applications — locked
- ExtensionAug 2019Decision
- ExtensionAug 2019Decision
+ 5 more applications in the report
Unlock 69a, 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 32 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other Hamilton Road homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 69a lags the street by a wide margin.
Price per m²
£1,258
Street avg £4,835
Floor Area
54 m²
Street avg 132 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
2.8 t/year
Street avg 6.6 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-eraDetached HouseEPC DPre-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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1 Albion Terrace, London Road
RG1 5BG
2 bed
£253k
1 Farringdon Court, Erleigh Road
RG1 5NT
2 bed2 bath
£232k
1 Forsete Place, Cardigan Road
RG1 5QB
2 bed1 bath
£208k
1 Bispham Court, Kendrick Road
RG1 5DQ
2 bed1 bath
£203k
1 Dartmouth Terrace, London Road
RG1 5AL
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 69a is modelled from its 54 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 69a. 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 69a was lodged in November 2019 at band D 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. 8 applications are matched to 69a. 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
- 69a 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 69a, Hamilton Road, Reading, RG1 5RA. Each answer is also embedded as structured data for search engines.
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