Model valuation£417,0008 Busby Close
Local market context
2 James Street, Reading, RG1 7NR
4 sales on record1 planning record
Estimated value
£464,000
- Since the 2025 sale (£447,000)+4%
- Against RG1 7NR's recent median (£150,000)+209%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
4
Bathrooms
4
Floor area
115 m²
1238 sq ft
Energy rating
C
Score 76
Council tax
Band B
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
£464,000
- Against its 2025 sale (£447,000)+4%
- Against RG1 7NR's recent median (£150,000)+209%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 James Street is modelled from its 115 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG1 7NR. 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
115 m² from the EPC lodged in March 2025
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in RG1 7NR
3 sales, median £150,000 (2025–2001)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Price for 2 James Street has grown more than fourfold since the 1998 starting point.
Sales timeline
21 November 2025Most recent
£447,000
+59.6%over 1 year9 June 2024
£280,000
+86.7%over 19 years21 March 2005
£150,000
+150.0%over 6 years16 April 1998
£60,000
Median price across the last 3 sales in RG1 7NR: £150,000 (2025–2001).
Nearby sales in RG1 7NR
What this page doesn't show
3 potential issues have already been flagged for 2 James Street, Reading, RG1 7NR. 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
- Recent ownership pattern worth a lookIn 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 2 James Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 James Street is a four-bedroom end-of-terrace house in Reading (RG1 7NR). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (March 2025) shows a C (score 76), near the top of the C band. When first surveyed in January 2017 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good, window efficiency went from Average to Good and lighting went from Very Poor to Very Good; while roof efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 85).
At 115 m² the property is well over the postcode median (72 m² across 4 EPCs), placing it in the larger end of the local stock. Most recent transfer was November 2025 at £447,000 — fresh data. One planning record on file: an extension approved in 2024. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 1998–2025, sale prices on this property compounded at 7.5% per year. On a £-per-square-foot basis, the last sale (£361/sq ft) was about 182.5% above the typical sold price in the postcode.
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
- Bathrooms4
- EnsuiteYes
Outside
- Private gardenYes
- ParkingAllocated
Building
- RefurbishedYes
Before you decide
Everything you need to know about 2 James Street
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearbyRecent ownership pattern worth a look
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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(1 of 2)
Mar 2025
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 March 2035
Property Improvements
Changes detected from historical EPC data
Mar 2025from Jan 2017
EPC improved fromD58toC76
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Walls
Very PoorGood
Wall insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
8%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 James Street, Reading, RG1 7NR, sourced from the PlanIt planning register.
1 application on record at 2 James Street, Reading, RG1 7NR
1decisions1extensions4documents41nearby
- Oct 2024Loft ConversionFullOutcome in report
Extension: Two storey · Rear of property
Proposal for a double storey rear extension and a flat roof loft conversion to an existing end of terrace property
Extension- Documents
- 4 docs on file
- Reference
- PL/24/0948
Unlock 2 James Street, Reading, RG1 7NR's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 41 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.1 km
Oxford Road Community School. 33 schools nearby.
Nearest schools
- Oxford Road Community SchoolPrimary114m
- Civitas AcademyPrimary345m
- All Saints Church of England Aided Infant SchoolPrimary529m
- All Saints Junior SchoolPrimary529m
Nearest stops
- George StreetBus stop69m
- Nags HeadBus stop245m
- Waylen StreetBus stop301m
- Reading West Rail Station - Oxford RoadBus stop315m
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 7NR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.6dB
Night-time· 23:00 – 07:00
42.5dB
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-eraEnd-Terrace HouseEPC CPre-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 £1,020 · Includes VAT
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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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 2 James Street is modelled from its 115 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG1 7NR. 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. 4 sales are recorded for 2 James 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 2 James Street was lodged in March 2025 at band C and is valid until March 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 James 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 33 schools and 30 stops listed are measured in a straight line from RG1 7NR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 James 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 2 James Street, Reading, RG1 7NR. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 7NRSold prices, values and energy ratings for the postcode
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