Model valuation£417,0008 Busby Close
Local market context
Flat 2, 28 Argyle Street, Reading, RG1 7YP
Estimated value
£222,000
- Since the 2011 sale (£175,000)+27%
- Against RG1 7YP's recent median (£367,000)-40%
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
Detached
Floor 00
Bedrooms
2
Bathrooms
2
Floor area
26 m²
280 sq ft
Energy rating
C
Score 74
Council tax
Band A
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
£222,000
- Against its 2011 sale (£175,000)+27%
- Against RG1 7YP's recent median (£367,000)-40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 2 is modelled from its 26 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 7YP. 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
26 m² from the EPC lodged in August 2021
Sales of this home
1 sale recorded, the latest in 2011
Recent sales in RG1 7YP
5 sales, median £367,000 (2025–2023)
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 | 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 valuation sits well clear of the typical sold price in this postcode.
Sales timeline
23 June 2011Most recent
£175,000
Median price across the last 5 sales in RG1 7YP: £367,000 (2025–2023).
Nearby sales in RG1 7YP
What this page doesn't show
2 potential issues have already been flagged for Flat 2, 28 Argyle Street, Reading, RG1 7YP. 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 two-bedroom detached house in Reading (RG1 7YP). It has a recorded floor area of 26 m² (around 280 sq ft), construction records dating it to 2007-2011 and council tax band A. At 26 m² this is the 3rd smallest of 7 units on EPC record in the building, where floor areas span 23–40 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (August 2021) shows a C (score 74). The rating has held steady at C across 2 certificates since May 2011. Between certificates, wall efficiency went from Good to Very Good and lighting went from Average to Very Good; while window efficiency dropped from Good to Very Poor.
It hasn't traded since June 2011, a hold of 15 years that's notably long for the area. At 26 m² it sits well below the postcode median (72 m² across 43 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £222,000 is 26.9% above the 2011 sale price. On a £-per-square-foot basis, the last sale (£625/sq ft) was about 205.9% 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
- Bedrooms2
- Bathrooms2
Outside
- ParkingAllocated
Building
- RefurbishedYes
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.
Flat 2's carbon output is low for the local stock.
Current Certificate(1 of 2)
Aug 2021
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
1.0 t/year
Occupancy
Rented
Certificate validity
Valid until 27 August 2031
Property Improvements
Changes detected from historical EPC data
Aug 2021from May 2011
Wall Insulation
Partial InsulationInsulated Solid
Wall insulation upgraded
Low Energy Lighting
1%100%
More low energy lighting installed
Planning history
Applications and permits filed against Flat 2, 28 Argyle Street, Reading, RG1 7YP, 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 Argyle Street homes
Four headline reads against 21 similar flats on this street, drawn from the latest EPC and Land Registry data.
Flat 2 outperforms the street on price per m² by a wide margin.
Price per m²
£6,731
Street avg £4,370
Floor Area
26 m²
Street avg 39 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
1.0 t/year
Street avg 2.2 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
Reading West Rail Station — railway station.
Closest school
0.2 km
Oxford Road Community School. 35 schools nearby.
Nearest schools
- Oxford Road Community SchoolPrimary174m
- All Saints Church of England Aided Infant SchoolPrimary352m
- All Saints Junior SchoolPrimary352m
- Civitas AcademyPrimary629m
Nearest stops
- Reading West Rail StationRailway station113m
- Reading West Rail Station - Oxford RoadBus stop131m
- Reading West Rail StationRailway station134m
- The Rose and ThistleBus stop134m
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 7YP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.8dB
Night-time· 23:00 – 07:00
40.9dB
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
21st centuryGround Floor FlatEPC CSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
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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 26 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 7YP. 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 August 2021 at band C and is valid until August 2031. 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 35 schools and 30 stops listed are measured in a straight line from RG1 7YP, 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 Argyle Street, Reading, RG1 7YP. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 7YPSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- Flat 2, 28 Argyle Street, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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