Model valuation£417,0008 Busby Close
Local market context
45 Luscinia View, Napier Road, Reading, RG1 8AB
EPC B3 sales on record
Estimated value
£270,000
- Since the 2024 sale (£262,000)+3%
- Against RG1 8AB's recent median (£290,000)-7%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 03
Habitable rooms
3
From EPC
Floor area
71 m²
764 sq ft
Energy rating
B
Score 83
Council tax
Band C
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
£270,000
- Against its 2024 sale (£262,000)+3%
- Against RG1 8AB's recent median (£290,000)-7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Luscinia View is modelled from its 71 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG1 8AB. 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
71 m² from the EPC lodged in July 2022
Sales of this home
3 sales recorded, the latest in 2024
Recent sales in RG1 8AB
5 sales, median £290,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 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.
45 Luscinia View's sale-price growth has lagged the wider UK trajectory across its history on file.
Sales timeline
15 March 2024Most recent
£262,000
+8.3%over 9 years30 June 2014
£242,000
-3.2%over 9 years29 September 2004
£249,950
Median price across the last 5 sales in RG1 8AB: £290,000 (2025–2023).
Nearby sales in RG1 8AB
30 Luscinia View, Napier Road, Reading, RG1 8AB
Sold Jun 2025
£275,00026 Luscinia View, Napier Road, Reading, RG1 8AB
Sold Aug 2024
£335,00051 Luscinia View, Napier Road, Reading, RG1 8AB
Sold Feb 2024
£285,00047 Luscinia View, Napier Road, Reading, RG1 8AB
Sold Aug 2023
£290,00038 Luscinia View, Napier Road, Reading, RG1 8AB
Sold May 2023
£307,500
What this page doesn't show
2 potential issues have already been flagged for 45 Luscinia View, Napier Road, Reading, RG1 8AB. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Environmental risk flaggedIn 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 45 Luscinia View
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Luscinia View is a mid-terrace house in Reading (RG1 8AB). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 2003-2006 and council tax band C. The latest certificate (July 2022) returns a B (score 83), comfortably above the UK average. When first surveyed in April 2010 the rating was C, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good; while hot-water efficiency dropped from Average to Poor. Main heating runs on electricity. At 71 m² this is the 36th smallest of 54 units on EPC record in the building, where floor areas span 63–146 m². The building's EPC ratings span D to B, with this unit at the top.
Its energy rating outperforms most of the postcode (better than 74% of similar EPCs). Sold March 2024 for £262,000.
Before you decide
Everything you need to know about 45 Luscinia View
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyEnvironmental risk flagged
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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)
Jul 2022
EPC Rating
A
B
B83
C
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
1.6 t/year
Occupancy
Rented
Certificate validity
Valid until 18 July 2032
Property Improvements
Changes detected from historical EPC data
Jul 2022from Apr 2010
EPC improved fromC79toB83
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Hot Water
AveragePoor
Hot water efficiency decreased
Low Energy Lighting
50%100%
More low energy lighting installed
Planning history
Applications and permits filed against 45 Luscinia View, Napier Road, Reading, RG1 8AB, sourced from the PlanIt planning register.
45 Luscinia View has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Luscinia View homes
Four headline reads against 53 similar flats on this street, drawn from the latest EPC and Land Registry data.
45 Luscinia View is notably below the street on years held.
Price per m²
£3,690
Street avg £3,747
Floor Area
71 m²
Street avg 78 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.6 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
Kings Reach — bus stop.
Closest school
0.7 km
St John's Church of England Primary School. 32 schools nearby.
Nearest schools
- St John's Church of England Primary SchoolPrimary694m
- New Town Primary SchoolPrimary697m
- Kendrick SchoolSecondary987m
- St Anne's Catholic Primary SchoolPrimary1.0km
Nearest stops
- Kings ReachBus stop49m
- TescoBus stop219m
- Forbury Retail ParkBus stop279m
- The MeridianBus stop361m
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 8AB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.1dB
Night-time· 23:00 – 07:00
40.1dB
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
21st century3rd Floor FlatEPC BNo mains gas
Because the property has no mains gas supply, 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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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 45 Luscinia View is modelled from its 71 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG1 8AB. 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 45 Luscinia View. 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 45 Luscinia View was lodged in July 2022 at band B and is valid until July 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 45 Luscinia View. 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 32 schools and 30 stops listed are measured in a straight line from RG1 8AB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 45 Luscinia View 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 45 Luscinia View, Napier Road, Reading, RG1 8AB. Each answer is also embedded as structured data for search engines.
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- Every home in RG1 8ABSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 45 Luscinia View, Napier Road, Reading valuationHow the estimate is built and what moves it
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