Model valuation£417,0008 Busby Close
Local market context
Flat 2, 43 Hamilton Road, Reading, RG1 5RA
Estimated value
£270,000
- Since the 2000 sale (£93,000)+190%
- Against RG1 5RA's recent median (£750,000)-64%
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
End terrace
Floor 1st
Bedrooms
2
Floor area
76 m²
818 sq ft
Energy rating
E
Score 49
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
£270,000
- Against its 2000 sale (£93,000)+190%
- Against RG1 5RA's recent median (£750,000)-64%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 2 is modelled from its 76 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
76 m² from the EPC lodged in August 2020
Sales of this home
2 sales recorded, the latest in 2000
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 | 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.
Flat 2's modelled value sits at over four times its earliest registered sale price (1996).
Sales timeline
10 November 2000Most recent
£93,000
+75.5%over 3 years23 December 1996
£53,000
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 Flat 2, 43 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 Flat 2
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 2 is a two-bedroom end-of-terrace house in Reading (RG1 5RA). It has a recorded floor area of 76 m² (around 818 sq ft) and construction records dating it to before 1900. The latest certificate (August 2020) shows an E (score 49), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since July 2009. Between certificates, lighting went from Very Poor to Very Good; while roof efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would lift it to C (score 72), a 2-band jump. Other recorded features include a basement.
Held since November 2000 — that's 26 years off the open market, well above the local norm. At 76 m² the property is well over the postcode median (54 m² across 35 EPCs), placing it in the larger end of the local stock. Across 1996–2000, sale prices on this property compounded at 15.6% per year. Today's modelled estimate of £270,000 sits 190.3% above the 2000 sale of £93,000. On a £-per-square-foot basis, the last sale (£114/sq ft) was about 64.4% below the postcode norm.
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
- BasementYes
Outside
- Private gardenEast-facing
Building
- RefurbishedYes
Before you decide
Everything you need to know about Flat 2
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 3)
Aug 2020
EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 August 2030
Property Improvements
Changes detected from historical EPC data
May 2020from Jul 2009
EPC improved fromE53toD59
Heating Controls
FullProg + TRVs
Heating controls changed
Hot Water
Very GoodGood
Hot water efficiency decreased
Glazing
Old DoubleModern Double
Glazing upgraded to newer, more efficient type
Low Energy Lighting
0%100%
More low energy lighting installed
Aug 2020from May 2020
EPC improved fromD59toE49
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against Flat 2, 43 Hamilton Road, Reading, RG1 5RA, sourced from the PlanIt planning register.
Flat 2 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.
Versus other Hamilton Road homes
Four headline reads against 18 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², Flat 2 runs well behind the street norm.
Price per m²
£1,224
Street avg £11,003
Floor Area
76 m²
Street avg 41 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
5.1 t/year
Street avg 2.4 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-era1st Floor FlatEPC 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 £885 · Includes VAT
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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 Flat 2 is modelled from its 76 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 Flat 2. 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 2 was lodged in August 2020 at band E and is valid until August 2030. 3 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 2. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 2, 43 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
- Flat 2, 43 Hamilton Road, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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