Model valuation£417,0008 Busby Close
Local market context
55a, Baker Street, Reading, RG1 7XX
8 planning records
Estimated value
£225,000
- Since the 2025 sale (£167,000)+35%
- Against RG1 7XX's recent median (£260,000)-13%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
4
From EPC
Floor area
54 m²
581 sq ft
Energy rating
E
Score 45
Council tax
Band C
Tenure
Social Rental
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
£225,000
- Against its 2025 sale (£167,000)+35%
- Against RG1 7XX's recent median (£260,000)-13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 55a is modelled from its 54 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 7XX. 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
54 m² from the EPC lodged in June 2025
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in RG1 7XX
5 sales, median £260,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 8 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.
55a valuation sits well clear of the typical sold price in this postcode.
Sales timeline
21 July 2025Most recent
£167,000
Median price across the last 5 sales in RG1 7XX: £260,000 (2026–2024).
What this page doesn't show
2 potential issues have already been flagged for 55a, Baker Street, Reading, RG1 7XX. 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
One time fee only - money back guarantee
About 55a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
55a is an end-of-terrace house in Reading (RG1 7XX). It has a recorded floor area of 54 m² (around 581 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (June 2025) shows an E (score 45), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 84), a 3-band jump.
At 54 m² the property is well over the postcode median (41 m² across 41 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 76% of similar EPCs). It changed hands recently, sold July 2025 for £167,000. 8 planning records sit against the property, 6 approved, 0 refused. Past consents include change of use to residential and subdivision, meaningful when judging how the property has evolved. Today's modelled estimate of £225,000 is 34.7% above the 2025 sale price.
Before you decide
Everything you need to know about 55a
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jun 2025EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
3.9 t/year
Occupancy
Rented
Certificate validity
Valid until 13 June 2035
Planning history
Applications and permits filed against 55a, Baker Street, Reading, RG1 7XX, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
8 applications on record at 55a, Baker Street, Reading, RG1 7XX
2 live now6decisions89documents41nearby
Flagged:SubdivisionChange of use
- Jan 2016SubdivisionAmendmentOutcome in report
Change of use with alterations to convert the existing office into a 1-bed dwelling.
Change of Use- Documents
- 9 docs on file
- Reference
- 141120
- More recent applications — locked
- Change of UseOct 2025Decision
- Change of UseOct 2025Decision
+ 5 more applications in the report
Unlock 55a, Baker Street, Reading, RG1 7XX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (6 on record)
- All 8 applications on this property in full, plus 41 notable nearby
- The 89 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Baker Street homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 55a runs well behind the street norm.
Price per m²
£3,093
Street avg £3,052
Floor Area
54 m²
Street avg 104 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 t/year
Street avg 5.7 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
0.2 km
Russell Street — bus stop.
Closest school
0.5 km
Oxford Road Community School. 34 schools nearby.
Nearest schools
- Oxford Road Community SchoolPrimary456m
- Coley Primary SchoolPrimary458m
- Civitas AcademyPrimary488m
- All Saints Church of England Aided Infant SchoolPrimary491m
Nearest stops
- Russell StreetBus stop159m
- Nags HeadBus stop168m
- Waylen StreetBus stop197m
- Russell StreetBus stop198m
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 7XX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.9dB
Night-time· 23:00 – 07:00
45.5dB
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 EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · 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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£240k
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1 Franklin Street
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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 55a is modelled from its 54 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 7XX. 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 55a. 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 55a was lodged in June 2025 at band E and is valid until June 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 8 applications are matched to 55a. 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 34 schools and 30 stops listed are measured in a straight line from RG1 7XX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 55a 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 55a, Baker Street, Reading, RG1 7XX. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 7XXSold prices, values and energy ratings for the postcode
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