Model valuation£417,0008 Busby Close
Local market context
25 Bedford Road, Reading, RG1 7EU
Estimated value
£273,000
- Since the 2016 sale (£255,000)+7%
- Against RG1 7EU's recent median (£224,000)+22%
Newest record on this page: October 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 02
Bedrooms
2
Bathrooms
2
Floor area
55 m²
592 sq ft
Energy rating
C
Score 77
Council tax
Band C
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
£273,000
- Against its 2016 sale (£255,000)+7%
- Against RG1 7EU's recent median (£224,000)+22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Bedford Road is modelled from its 55 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 7EU. 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
55 m² from the EPC lodged in September 2020
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in RG1 7EU
5 sales, median £224,000 (2022–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2022 | 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.
25 Bedford Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
5 April 2016Most recent
£255,000
+71.1%over 14 years30 October 2001
£149,000
Median price across the last 5 sales in RG1 7EU: £224,000 (2022–2019).
What this page doesn't show
2 potential issues have already been flagged for 25 Bedford Road, Reading, RG1 7EU. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn 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 25 Bedford Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Bedford Road is a two-bedroom semi-detached house in Reading (RG1 7EU). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1996-2002 and council tax band C. The latest certificate (September 2020) shows a C (score 77), near the top of the C band. Earlier certificates rated it B (February 2010); the latest reading is one band lower. Between certificates, lighting went from Good to Very Good. At 55 m² this is the 6th smallest of 16 units on EPC record in the building, where floor areas span 48–77 m². The building's EPC ratings span D to B across 16 units on file.
Across 2001–2016, sale prices on this property compounded at 3.8% per year. On a £-per-square-foot basis, the last sale (£431/sq ft) was about 52.5% above the typical sold price in the postcode. Last changed hands 10 years ago, in April 2016.
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
- Bathrooms2
Before you decide
Everything you need to know about 25 Bedford Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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.
25 Bedford Road's carbon output is low for the local stock.
Current Certificate(1 of 2)
Sept 2020
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 September 2030
Planning history
Applications and permits filed against 25 Bedford Road, Reading, RG1 7EU, sourced from the PlanIt planning register.
25 Bedford Road has no planning applications on record.
41
But the area is active
41 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Bedford Road homes
Four headline reads against 15 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², 25 Bedford Road stands well clear of the street.
Price per m²
£4,636
Street avg £3,522
Floor Area
55 m²
Street avg 59 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.4 t/year
Street avg 1.7 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
0.1 km
George Street — bus stop.
Closest school
0.2 km
Oxford Road Community School. 32 schools nearby.
Nearest schools
- Oxford Road Community SchoolPrimary163m
- Civitas AcademyPrimary314m
- All Saints Church of England Aided Infant SchoolPrimary533m
- All Saints Junior SchoolPrimary533m
Nearest stops
- George StreetBus stop91m
- Nags HeadBus stop192m
- Waylen StreetBus stop244m
- Chatham Street LaybyBus stop326m
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 7EU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
43.2dB
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 century2nd Floor FlatEPC 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.
£242k
1 Bedford Road
RG1 7EU
2 bed2 bath
£227k
1 Lion Court, Great Knollys Street
RG1 7HD
2 bed2 bath
£217k
1 Branksome Court, Prospect Street
RG1 7XR
2 bed
£240k
1 Lorne Street
RG1 7YW
1 bed1 bath
£220k
1 Chancery Mews, Russell Street
RG1 7XW
1 bed1 bath
£161k
1 Blenheim Terrace, Blenheim Place, Castle Street
RG1 7ST
1 bed1 bath
£138k
1 Alexander Court, Baker Street
RG1 7XZ
1 bed1 bath
£370k
1 Goldsmid Road
RG1 7YB
4 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 25 Bedford Road is modelled from its 55 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 7EU. 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 25 Bedford Road. 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 25 Bedford Road was lodged in September 2020 at band C 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 25 Bedford Road. 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 7EU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Bedford Road is in council tax band C. 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 25 Bedford Road, Reading, RG1 7EU. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 7EUSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 25 Bedford Road, 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