Model valuation£417,0008 Busby Close
Local market context
Flat 2, 28 Baker Street, Reading, RG1 7XX
Estimated value
£119,000
- Since the 1996 sale (£28,500)+318%
- Against RG1 7XX's recent median (£167,000)-29%
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
Semi-detached
Floor 00
Habitable rooms
1
From EPC
Floor area
30 m²
323 sq ft
Energy rating
E
Score 42
Council tax
Band A
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
£119,000
- Against its 1996 sale (£28,500)+318%
- Against RG1 7XX's recent median (£167,000)-29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 2 is modelled from its 30 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
30 m² from the EPC lodged in June 2023
Sales of this home
1 sale recorded, the latest in 1996
Recent sales in RG1 7XX
5 sales, median £167,000 (2026–2025)
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 | 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.
Flat 2's modelled value sits at over four times its earliest registered sale price (1996).
Sales timeline
3 October 1996Most recent
£28,500
Median price across the last 5 sales in RG1 7XX: £167,000 (2026–2025).
What this page doesn't show
2 potential issues have already been flagged for Flat 2, 28 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 Flat 2
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 2 is a semi-detached house in Reading (RG1 7XX). It has a recorded floor area of 30 m² (around 323 sq ft), construction records dating it to 1950-1966 and council tax band A. At 30 m² this is the smallest unit on EPC record across the building (30–42 m²). On EPC score it ranks last in the building (42 versus a best of 47). The latest certificate (June 2023) shows an E (score 42), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2013. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on electricity.
Held since October 1996 — that's 30 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £119,000 sits 317.5% above the 1996 sale of £28,500. On a £-per-square-foot basis, the last sale (£88/sq ft) was about 68% below the postcode norm. At 30 m² it's 26.8% smaller than the typical home in the postcode (41 m² median across 41 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 76% of similar EPCs).
Before you decide
Everything you need to know about Flat 2
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(1 of 2)
Jun 2023
EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 June 2033
Property Improvements
Changes detected from historical EPC data
Jun 2023from Mar 2013
Hot Water
PoorVery Poor
Hot water efficiency decreased
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against Flat 2, 28 Baker Street, Reading, RG1 7XX, sourced from the PlanIt planning register.
Flat 2 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 Baker Street homes
Four headline reads against 31 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Flat 2 lags the street by a wide margin.
Price per m²
£950
Street avg £3,236
Floor Area
30 m²
Street avg 40 m²
Habitable Rooms
1 rooms
Street avg 2 rooms
CO₂ Emissions
4.4 t/year
Street avg 1.8 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
Mid 20th centuryGround Floor FlatEPC ENo mains gasSolid (non-cavity) walls
Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · 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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24a, Flat 8, Baker Street
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179a, Flat 2, Oxford Road
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24a, Flat 6, Baker Street
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Flat
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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 Flat 2 is modelled from its 30 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 Flat 2. 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 Flat 2 was lodged in June 2023 at band E and is valid until June 2033. 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 Flat 2. 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
- Flat 2 is in council tax band A. 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 Flat 2, 28 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
- RG 1 property marketPrices, postcodes, schools and transport across the district
- Flat 2, 28 Baker Street, Reading valuationHow the estimate is built and what moves it
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