Model valuation£417,0008 Busby Close
Local market context
Flat 8, 51 Argyle Road, Reading, RG1 7YL
4 sales on record
Estimated value
£181,000
- Since the 2006 sale (£125,000)+45%
- Against RG1 7YL's recent median (£429,500)-58%
Newest record on this page: October 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 03
Bedroom
1
Bathroom
1
Floor area
55 m²
592 sq ft
Energy rating
E
Score 54
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
£181,000
- Against its 2006 sale (£125,000)+45%
- Against RG1 7YL's recent median (£429,500)-58%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 8 is modelled from its 55 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG1 7YL. 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 October 2022
Sales of this home
4 sales recorded, the latest in 2006
Recent sales in RG1 7YL
5 sales, median £429,500 (2023–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
Flat 8 has more than tripled in price since its earliest registered sale in 1996.
Sales timeline
28 September 2006Most recent
£125,000
+8.7%over 3 years22 September 2003
£115,000
+22.3%over 2 years1 May 2001
£94,000
+138.0%over 4 years7 July 1996
£39,500
Median price across the last 5 sales in RG1 7YL: £429,500 (2023–2022).
Nearby sales in RG1 7YL
What this page doesn't show
2 potential issues have already been flagged for Flat 8, 51 Argyle Road, Reading, RG1 7YL. 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 Flat 8
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 8 is a one-bedroom semi-detached house in Reading (RG1 7YL). It has a recorded floor area of 55 m² (around 592 sq ft) and construction records dating it to before 1900. At 55 m² this is the 4th smallest of 9 units on EPC record in the building, where floor areas span 40–80 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (54 versus a best of 73). Other recorded features include a conservatory. The latest certificate (October 2022) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (May 2012); the latest reading is one band lower. Between certificates, lighting went from Poor to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to D (score 64).
It hasn't traded since September 2006, a hold of 20 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. At 55 m² it sits well below the postcode median (85 m² across 25 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 84% of similar EPCs). Across 1996–2006, sale prices on this property compounded at 11.9% per year. Today's modelled estimate of £181,000 is 44.8% above the 2006 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
- ConservatoryYes
Outside
- ParkingAllocated
Building
- RefurbishedYes
Before you decide
Everything you need to know about Flat 8
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)
Oct 2022
EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 October 2032
Property Improvements
Changes detected from historical EPC data
Oct 2022from May 2012
EPC improved fromD66toE54
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Low Energy Lighting
14%100%
More low energy lighting installed
Planning history
Applications and permits filed against Flat 8, 51 Argyle Road, Reading, RG1 7YL, sourced from the PlanIt planning register.
Flat 8 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 Argyle Road homes
Four headline reads against 8 similar flats on this street, drawn from the latest EPC and Land Registry data.
Flat 8 is notably below the street on epc rating.
Price per m²
£2,273
Street avg £2,718
Floor Area
55 m²
Street avg 60 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.7 t/year
Street avg 2.3 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
0.0 km
The Rose and Thistle — bus stop.
Closest school
0.2 km
All Saints Church of England Aided Infant School. 36 schools nearby.
Nearest schools
- All Saints Church of England Aided Infant SchoolPrimary205m
- All Saints Junior SchoolPrimary205m
- Oxford Road Community SchoolPrimary272m
- Battle Primary AcademyPrimary670m
Nearest stops
- The Rose and ThistleBus stop25m
- Maitland RoadBus stop126m
- Reading West Station - Tilehurst RoadBus stop212m
- Reading West Rail StationRailway station247m
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 7YL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.1dB
Night-time· 23:00 – 07:00
42.1dB
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-era3rd Floor FlatEPC 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 £820 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 8 is modelled from its 55 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG1 7YL. 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 Flat 8. 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 8 was lodged in October 2022 at band E and is valid until October 2032. 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 8. 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 36 schools and 30 stops listed are measured in a straight line from RG1 7YL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 8, 51 Argyle Road, Reading, RG1 7YL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 7YLSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- Flat 8, 51 Argyle Road, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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