Model valuation£417,0008 Busby Close
Local market context
23 Garnet Street, Reading, RG1 6BA
Estimated value
£315,000
- Since the 2001 sale (£107,950)+192%
- Against RG1 6BA's recent median (£290,000)+9%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
74 m²
797 sq ft
Energy rating
D
Score 64
Council tax
Band B
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
£315,000
- Against its 2001 sale (£107,950)+192%
- Against RG1 6BA's recent median (£290,000)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Garnet Street is modelled from its 74 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
74 m² from the EPC lodged in June 2021
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?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
23 Garnet Street valuation sits well clear of the typical sold price in this postcode.
Sales timeline
12 February 2001Most recent
£107,950
Median price across the last 5 sales in RG1 6BA: £290,000 (2026–2019).
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
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About 23 Garnet Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Garnet Street is a two-bedroom mid-terrace house in Reading (RG1 6BA). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (June 2021) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. Period features are noted in the property record.
Untraded for 25 years, with the last transfer in February 2001. 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 £315,000 sits 191.8% above the 2001 sale of £107,950. On a £-per-square-foot basis, the last sale (£136/sq ft) was about 42.8% below the postcode norm. At 74 m² it's 27.6% larger than the typical home in the postcode (58 m² median across 19 EPCs).
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
Outside
- Private gardenYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 23 Garnet Street
The true value, the hidden risks and the full sale history, in one report.
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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
Jun 2021EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Rented
Certificate validity
Valid until 22 June 2031
Planning history
Applications and permits filed against 23 Garnet Street, Reading, RG1 6BA, sourced from the PlanIt planning register.
23 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.
Versus other Garnet Street homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 23 Garnet Street runs comfortably ahead of the street norm.
Price per m²
£1,459
Street avg £3,410
Floor Area
74 m²
Street avg 63 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.2 t/year
Street avg 3.4 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
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.
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· 07:00 – 23:00
56.9dB
Night-time· 23:00 – 07:00
47.3dB
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 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.
£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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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 23 Garnet Street is modelled from its 74 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 23 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 23 Garnet Street was lodged in June 2021 at band D and is valid until June 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 23 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
- 23 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 23 Garnet Street, Reading, RG1 6BA. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 6BASold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 23 Garnet Street, Reading valuationHow the estimate is built and what moves it
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