Model valuation£417,0008 Busby Close
Local market context
66 Edenham Crescent, Reading, RG1 6HU
5 sales on record2 planning records
Estimated value
£639,000
- Since the 2024 sale (£650,000)-2%
- Against RG1 6HU's recent median (£455,000)+40%
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
119 m²
1281 sq ft
Energy rating
D
Score 62
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
£639,000
- Against its 2024 sale (£650,000)-2%
- Against RG1 6HU's recent median (£455,000)+40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 66 Edenham Crescent is modelled from its 119 m² EPC floor area, its 5 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
119 m² from the EPC lodged in September 2014
Sales of this home
5 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 | 1 of 2 applications | 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.
Latest sale on 66 Edenham Crescent was the highest on Land Registry record across the postcode.
Sales timeline
2 April 2024Most recent
£650,000
+56.6%over 9 years12 March 2015
£415,000
+40.7%over 9 years20 December 2005
£295,000
+6.5%over 3 years10 October 2002
£277,000
+109.1%over 5 years26 June 1997
£132,500
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
One time fee only - money back guarantee
About 66 Edenham Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
66 Edenham Crescent is a four-bedroom detached house in Reading (RG1 6HU). It has a recorded floor area of 119 m² (around 1281 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (September 2014) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from September 2014, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. At 119 m² it's 27.3% larger than the typical home in the postcode (94 m² median across 46 EPCs). Across 1997–2024, sale prices on this property compounded at 6.1% per year. On a £-per-square-foot basis, the last sale (£507/sq ft) was about 117.5% above the typical sold price in the postcode. Sold April 2024 for £650,000.
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
Outside
- Private gardenRear
- GarageYes
- Cul-de-sacYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 66 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 30 Sept 2024
Current Certificate
Sept 2014EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 30 September 2024
Planning history
Applications and permits filed against 66 Edenham Crescent, Reading, RG1 6HU, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
2 applications on record at 66 Edenham Crescent, Reading, RG1 6HU
2decisions2extensions13documents3nearby
Flagged:Demolition
- Jul 2016DemolitionFullOutcome in report
Extension: Single storey · Rear of property
Demolition of existing conservatory and erection of new single storey rear extension and internal alterations
Extension- Documents
- 4 docs on file
- Reference
- PL/16/0930
- More recent applications — locked
- DemolitionJul 2016Decision
Unlock 66 Edenham Crescent, Reading, RG1 6HU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 3 notable nearby
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Edenham Crescent homes
Four headline reads against 46 similar houses on this street, drawn from the latest EPC and Land Registry data.
66 Edenham Crescent outperforms the street on price per m² by a wide margin.
Price per m²
£5,462
Street avg £3,223
Floor Area
119 m²
Street avg 100 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
4.9 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
Level 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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.
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RG1 6JU
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3 bed2 bath
£361k
1 Epsom Court, Coley Avenue
RG1 6LW
3 bed
1 Barrington Way
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4 bed
£240k
1 Florida Court, Bath Road
RG1 6NX
3 bed1 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 66 Edenham Crescent is modelled from its 119 m² EPC floor area, its 5 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. 5 sales are recorded for 66 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 66 Edenham Crescent was lodged in September 2014 at band D and expired in September 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 66 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
- 66 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 66 Edenham Crescent, Reading, RG1 6HU. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 6HUSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 66 Edenham Crescent, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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