Model valuation£417,0008 Busby Close
Local market context
22 Epping Close, Reading, RG1 7YD
3 sales on record
Estimated value
£189,000
- Since the 2004 sale (£136,000)+39%
- Against RG1 7YD's recent median (£225,000)-16%
Newest record on this page: April 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 02
Bedroom
1
Bathroom
1
Floor area
58 m²
624 sq ft
Energy rating
D
Score 63
Council tax
Band B
Tenure
Private 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
£189,000
- Against its 2004 sale (£136,000)+39%
- Against RG1 7YD's recent median (£225,000)-16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Epping Close is modelled from its 58 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG1 7YD. 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
58 m² from the EPC lodged in April 2024
Sales of this home
3 sales recorded, the latest in 2004
Recent sales in RG1 7YD
5 sales, median £225,000 (2023–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2023 | 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.
22 Epping Close saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
19 November 2004Most recent
£136,000
+6.3%over 2 years8 February 2002
£127,950
+50.6%over 2 years5 November 1999
£84,950
Median price across the last 5 sales in RG1 7YD: £225,000 (2023–2018).
What this page doesn't show
2 potential issues have already been flagged for 22 Epping Close, Reading, RG1 7YD. 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 22 Epping Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Epping Close is a one-bedroom end-of-terrace house in Reading (RG1 7YD). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to 1967-1975 and council tax band B. At 58 m² this is the 9th smallest of 22 units on EPC record in the building, where floor areas span 48–74 m². The building's EPC ratings span E to C across 22 units on file. The latest certificate (April 2024) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2013. The recommended improvements would push it to C (score 74). Main heating runs on electricity.
Held since November 2004 — that's 22 years off the open market, well above the local norm. Across 1999–2004, sale prices on this property compounded at 9.8% per year. Today's modelled estimate of £189,000 is 39% above the 2004 sale price.
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
- Bedrooms1
- Bathrooms1
Outside
- Private gardenYes
- ParkingAllocated
Before you decide
Everything you need to know about 22 Epping Close
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.
Current Certificate(1 of 2)
Apr 2024
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
4.6 t/year
Occupancy
Rented
Certificate validity
Valid until 15 April 2034
Planning history
Applications and permits filed against 22 Epping Close, Reading, RG1 7YD, sourced from the PlanIt planning register.
22 Epping Close 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 Epping Close homes
Four headline reads against 19 similar flats on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 22 Epping Close runs well behind the street norm.
Price per m²
£2,345
Street avg £3,074
Floor Area
58 m²
Street avg 58 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
4.6 t/year
Street avg 3.0 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
Russell Street — bus stop.
Closest school
0.4 km
Coley Primary School. 34 schools nearby.
Nearest schools
- Coley Primary SchoolPrimary390m
- All Saints Church of England Aided Infant SchoolPrimary453m
- All Saints Junior SchoolPrimary453m
- Oxford Road Community SchoolPrimary518m
Nearest stops
- Russell StreetBus stop87m
- Russell StreetBus stop96m
- Russell StreetBus stop132m
- Russell StreetBus stop190m
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 7YD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.7dB
Night-time· 23:00 – 07:00
46.5dB
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
Late 20th century2nd Floor FlatEPC DNo mains gas
Because the property has no mains gas supply, 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.
£220k
1 Chancery Mews, Russell Street
RG1 7XW
1 bed1 bath
£161k
1 Blenheim Terrace, Blenheim Place, Castle Street
RG1 7ST
1 bed1 bath
£240k
1 Lorne Street
RG1 7YW
1 bed1 bath
£138k
1 Alexander Court, Baker Street
RG1 7XZ
1 bed1 bath
£217k
1 Branksome Court, Prospect Street
RG1 7XR
2 bed
£227k
1 Lion Court, Great Knollys Street
RG1 7HD
2 bed2 bath
£242k
1 Bedford Road
RG1 7EU
2 bed2 bath
1 Argyle Street
RG1 7YP
1 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 22 Epping Close is modelled from its 58 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG1 7YD. 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. 3 sales are recorded for 22 Epping Close. 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 22 Epping Close was lodged in April 2024 at band D and is valid until April 2034. 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 22 Epping Close. 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 7YD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Epping Close 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 22 Epping Close, Reading, RG1 7YD. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 7YDSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 22 Epping Close, Reading valuationHow the estimate is built and what moves it
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