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21 Garnet Street, Reading, RG1 6BA

Estimated value

£311,000

  • Since the 2001 sale (£106,950)+191%
  • Against RG1 6BA's recent median (£290,000)+7%

Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
77 m²
829 sq ft
Energy rating
D
Score 67
Council tax
Band B
Tenure
Freehold
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Valuation

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

£311,000

  • Against its 2001 sale (£106,950)+191%
  • Against RG1 6BA's recent median (£290,000)+7%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Garnet Street is modelled from its 77 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 6BA. 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

    77 m² from the EPC lodged in September 2020

  • Sales of this home

    1 sale recorded, the latest in 2001

  • Recent sales in RG1 6BA

    5 sales, median £290,000 (2026–2019)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

21 Garnet Street valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 24 May 2001Most recent

    £106,950

Median price across the last 5 sales in RG1 6BA: £290,000 (2026–2019).

Risks

What this page doesn't show

Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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

Overview

About 21 Garnet Street

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

21 Garnet Street is a two-bedroom mid-terrace house in Reading (RG1 6BA). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1900-1929 and council tax band B. Tenure is freehold. The latest certificate (September 2020) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since May 2010. Between certificates, roof efficiency went from Very Poor to Average, window efficiency went from Average to Good and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 84), a 2-band jump.

Untraded for 25 years, with the last transfer in May 2001. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 77 m² the property is well over the postcode median (58 m² across 19 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £311,000 sits 190.8% above the 2001 sale of £106,950. On a £-per-square-foot basis, the last sale (£129/sq ft) was about 45.5% below the postcode norm.

Specifications

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
  • Bathrooms1
  • Dining roomYes

Outside

  • Private gardenYes
  • ParkingOff road

Building

  • TenureFreehold
Before you decide

Everything you need to know about 21 Garnet Street

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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)
Sept 2020

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.0 t/year
Occupancy
Rented

Certificate validity

Valid until 9 September 2030

3 years remaining

Property Improvements

Changes detected from historical EPC data

Sept 2020from May 2010
Windows
AverageGood

Window efficiency improved

Roof Insulation
UninsulatedInsulated

Roof insulation improved

Low Energy Lighting
0%90%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 21 Garnet Street, Reading, RG1 6BA, sourced from the PlanIt planning register.

21 Garnet Street has no planning applications on record.

3

But the area is active

3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Garnet Street homes

Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², 21 Garnet Street runs well behind the street norm.

Price per m²

£1,389

Street avg £3,415

Strongly below

Floor Area

77 m²

Street avg 63 m²

Strongly above

Habitable Rooms

5 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

3.0 t/year

Street avg 3.4 t/year

On par
Area

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.
Full Reading report

Crime

623/mo

Steady year-on-year across the wider district.

Nearest stop

0.2 km

Katesgrove Lane — bus stop.

Closest school

0.1 km

Coley Primary School. 35 schools nearby.

Nearest schools

  • Coley Primary SchoolPrimary91m
  • Katesgrove Primary SchoolPrimary312m
  • New Christ Church Church of England Primary SchoolPrimary826m
  • All Saints Church of England Aided Infant SchoolPrimary844m

Nearest stops

  • Katesgrove LaneBus stop223m
  • Boston AvenueBus stop242m
  • Katesgrove LaneBus stop310m
  • Admirals CourtBus stop357m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG1 6BA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG1 6BA

Daytime· 07:00 – 23:00

56.9dB

Moderate
Night-time road noise heatmap for RG1 6BA

Night-time· 23:00 – 07:00

47.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraMid-Terrace HouseFreeholdEPC 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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£353k

1 Benyon Mews, Bath Road

RG1 6HX

2 bed1 bath
£266k

1 Garnet Street

RG1 6BA

2 bed
£265k

1 Brownlow Lodge, Brownlow Road

RG1 6NR

2 bed2 bath
£249k

1 Fobney Street

RG1 6BY

2 bed1 bath
£243k

1 Capital Point, Temple Place

RG1 6QJ

2 bed2 bath
£241k

1 Berkeley Court, Coley Avenue

RG1 6LH

2 bed
£361k

1 Epsom Court, Coley Avenue

RG1 6LW

3 bed
£376k

1 Bucknell Court

RG1 6FB

3 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 21 Garnet Street is modelled from its 77 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 6BA. 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 21 Garnet Street. 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 Garnet Street was lodged in September 2020 at band D and is valid until September 2030. 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 21 Garnet Street. 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 35 schools and 30 stops listed are measured in a straight line from RG1 6BA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
21 Garnet Street is in council tax band B. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Garnet Street, Reading, RG1 6BA. Each answer is also embedded as structured data for search engines.

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