Model valuation£417,0008 Busby Close
Local market context
65 Edenham Crescent, Reading, RG1 6HU
Estimated value
£598,000
- Since the 2024 sale (£555,000)+8%
- Against RG1 6HU's recent median (£455,000)+31%
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
Detached
Bedrooms
4
Bathrooms
2
Floor area
112 m²
1206 sq ft
Energy rating
C
Score 69
Council tax
Band E
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
£598,000
- Against its 2024 sale (£555,000)+8%
- Against RG1 6HU's recent median (£455,000)+31%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 65 Edenham Crescent is modelled from its 112 m² EPC floor area, its 2 recorded sales 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
112 m² from the EPC lodged in December 2023
Sales of this home
2 sales recorded, the latest in 2024
Recent sales in RG1 6HU
5 sales, median £455,000 (2025–2023)
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.
65 Edenham Crescent has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
28 March 2024Most recent
£555,000
+395.5%over 27 years10 December 1996
£112,000
Median price across the last 5 sales in RG1 6HU: £455,000 (2025–2023).
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
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About 65 Edenham Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
65 Edenham Crescent is a four-bedroom detached house in Reading (RG1 6HU). It has a recorded floor area of 112 m² (around 1206 sq ft), construction records dating it to 1991-1995 and council tax band E. The latest certificate (December 2023) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 82).
At 112 m² it's 19.8% larger than the typical home in the postcode (94 m² median across 46 EPCs). Its energy rating outperforms most of the postcode (better than 74% of similar EPCs). Across 1996–2024, sale prices on this property compounded at 6% per year. On a £-per-square-foot basis, the last sale (£460/sq ft) was about 98.2% above the typical sold price in the postcode. Sold March 2024 for £555,000.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- EnsuiteYes
Outside
- GarageYes
Before you decide
Everything you need to know about 65 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.
Current Certificate
Dec 2023EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 December 2033
Planning history
Applications and permits filed against 65 Edenham Crescent, Reading, RG1 6HU, sourced from the PlanIt planning register.
65 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 price per m², 65 Edenham Crescent stands well clear of the street.
Price per m²
£4,955
Street avg £3,235
Floor Area
112 m²
Street avg 101 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 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 centuryDetached HouseEPC C
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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.
£482k
1 Froxfield Avenue
RG1 6LR
3 bed1 bath
£475k
1 Benyon Court, Bath Road
RG1 6HR
3 bed1 bath
£469k
1 Coley Park Road
RG1 6AH
3 bed2 bath
£443k
1 Boston Avenue
RG1 6JU
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
1 Barrington Way
RG1 6EG
4 bed
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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 65 Edenham Crescent is modelled from its 112 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 65 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 65 Edenham Crescent was lodged in December 2023 at band C and is valid until December 2033. 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 65 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
- 65 Edenham Crescent is in council tax band E. 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 65 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
- 65 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