Model valuation£417,0008 Busby Close
Local market context
16 Edenham Crescent, Reading, RG1 6HU
Estimated value
£434,000
- Since the 2020 sale (£327,000)+33%
- Against RG1 6HU's recent median (£555,000)-22%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
89 m²
958 sq ft
Energy rating
E
Score 45
Council tax
Band D
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
£434,000
- Against its 2020 sale (£327,000)+33%
- Against RG1 6HU's recent median (£555,000)-22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Edenham Crescent is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 6HU. 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
89 m² from the EPC lodged in June 2020
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in RG1 6HU
5 sales, median £555,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
7 September 2020Most recent
£327,000
Median price across the last 5 sales in RG1 6HU: £555,000 (2025–2024).
Nearby sales in RG1 6HU
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
About 16 Edenham Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Edenham Crescent is a three-bedroom semi-detached house in Reading (RG1 6HU). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (June 2020) shows an E (score 45), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 85), a 3-band jump. Main heating runs on electricity.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £434,000 is 32.7% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£341/sq ft) was about 47% above the typical sold price in the postcode. Sold September 2020 for £327,000.
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
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 16 Edenham Crescent
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.
16 Edenham Crescent sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Jun 2020EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
7.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 June 2030
Planning history
Applications and permits filed against 16 Edenham Crescent, Reading, RG1 6HU, sourced from the PlanIt planning register.
16 Edenham Crescent 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 Edenham Crescent homes
Four headline reads against 46 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 16 Edenham Crescent runs well behind the street norm.
Price per m²
£3,674
Street avg £3,266
Floor Area
89 m²
Street avg 101 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
7.6 t/year
Street avg 4.1 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.
Rail-style transport is unusually close for this postcode.
Crime
623/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Southcote Road — bus stop.
Closest school
0.5 km
The WREN School. 32 schools nearby.
Nearest schools
- The WREN SchoolSecondary471m
- St Mary & All Saints Church of England Primary SchoolPrimary512m
- All Saints Church of England Aided Infant SchoolPrimary699m
- All Saints Junior SchoolPrimary699m
Nearest stops
- Southcote RoadBus stop216m
- Hungerford DriveBus stop254m
- Southcote RoadBus stop269m
- Southcote RoadBus stop274m
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 6HU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.7dB
Night-time· 23:00 – 07:00
40.7dB
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
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Late 20th centurySemi-Detached HouseEPC E
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£443k
1 Boston Avenue
RG1 6JU
3 bed1 bath
£469k
1 Coley Park Road
RG1 6AH
3 bed2 bath
£475k
1 Benyon Court, Bath Road
RG1 6HR
3 bed1 bath
£482k
1 Froxfield Avenue
RG1 6LR
3 bed1 bath
£376k
1 Bucknell Court
RG1 6FB
3 bed2 bath
£361k
1 Epsom Court, Coley Avenue
RG1 6LW
3 bed
£240k
1 Florida Court, Bath Road
RG1 6NX
3 bed1 bath
£353k
1 Benyon Mews, Bath Road
RG1 6HX
2 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 16 Edenham Crescent is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 6HU. 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 16 Edenham Crescent. 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 16 Edenham Crescent was lodged in June 2020 at band E and is valid until June 2030. 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 16 Edenham Crescent. 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 32 schools and 30 stops listed are measured in a straight line from RG1 6HU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Edenham Crescent is in council tax band D. 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 16 Edenham Crescent, Reading, RG1 6HU. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 6HUSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 16 Edenham Crescent, 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