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5 Luscinia View, Napier Road, Reading, RG1 8AB

Estimated value

£301,000

  • Since the 2016 sale (£322,000)-7%
  • Against RG1 8AB's recent median (£285,000)+6%

Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor 01
Bedrooms
2
Bathrooms
2
Floor area
72 m²
775 sq ft
Energy rating
C
Score 76
Council tax
Band C
Tenure
Private Rental
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Valuation

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

£301,000

  • Against its 2016 sale (£322,000)-7%
  • Against RG1 8AB's recent median (£285,000)+6%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 5 Luscinia View is modelled from its 72 m² EPC floor area, its 2 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

    72 m² from the EPC lodged in June 2026

  • Sales of this home

    2 sales recorded, the latest in 2016

  • Recent sales in RG1 8AB

    5 sales, median £285,000 (2025–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sales timeline

  1. 13 September 2016Most recent

    £322,000

    +37.0%over 11 years

  2. 24 October 2004

    £234,995

Median price across the last 5 sales in RG1 8AB: £285,000 (2025–2023).

Risks

What this page doesn't show

2 potential issues have already been flagged for 5 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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Overview

About 5 Luscinia View

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

5 Luscinia View is a two-bedroom semi-detached house in Reading (RG1 8AB). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 2003-2006 and council tax band C. The latest certificate (June 2026) shows a C (score 76), near the top of the C band. Earlier certificates rated it B (November 2015); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Average and lighting dropped from Good to Average. The recommended improvements would push it to B (score 83). Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition. At 72 m² this is the 43rd 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 across 54 units on file. Other recorded features include a balcony.

Across 2004–2016, sale prices on this property compounded at 2.7% per year. On a £-per-square-foot basis, the last sale (£415/sq ft) was about 28.5% above the typical sold price in the postcode. 10 years since the last transfer (September 2016).

Specifications

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
  • Open-plan layoutYes
  • EnsuiteYes

Outside

  • ParkingAllocated
  • BalconyYes
Before you decide

Everything you need to know about 5 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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

5 Luscinia View's carbon output is low for the local stock.

Current Certificate(1 of 3)
Jun 2026

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
0.6 t/year
Occupancy
Rented

Certificate validity

Valid until 15 June 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Nov 2015from Nov 2015
EPC improved fromB81toC79
Heating System
Storage HeatersRoom Heaters

Heating system changed

Heating Controls
ManualThermostat

Heating controls upgraded for better temperature management

Hot Water
AveragePoor

Hot water efficiency decreased

Jun 2026from Nov 2015
Heating Controls
ThermostatProg + Stat

Heating controls upgraded for better temperature management

Hot Water
PoorAverage

Hot water efficiency improved

Low Energy Lighting
45%85%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 5 Luscinia View, Napier Road, Reading, RG1 8AB, sourced from the PlanIt planning register.

5 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.

On the street

Versus other Luscinia View homes

Four headline reads against 53 similar flats on this street, drawn from the latest EPC and Land Registry data.

On price per m², 5 Luscinia View stands well clear of the street.

Price per m²

£4,472

Street avg £3,732

Strongly above

Floor Area

72 m²

Street avg 78 m²

Strongly above

Habitable Rooms

3 rooms

Street avg 3 rooms

On par

CO₂ Emissions

0.6 t/year

Street avg 2.3 t/year

Strongly above
Area

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.
Full Reading report

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.

Noise

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 road noise heatmap for RG1 8AB

Daytime· 07:00 – 23:00

48.1dB

Low
Night-time road noise heatmap for RG1 8AB

Night-time· 23:00 – 07:00

40.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

21st century1st Floor FlatEPC CNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£280k

1 Luscinia View, Napier Road

RG1 8AB

2 bed2 bath
£258k

10 Luscinia View, Napier Road

RG1 8AB

2 bed
£240k

1 Thames Court, Norman Place

RG1 8QT

2 bed2 bath
£380k

1 Denbeigh Place

RG1 8QE

2 bed2 bath
£397k

1 Cardiff Road

RG1 8ER

3 bed1 bath
£407k

1 Caversham Wharf, Waterman Place

RG1 8DS

3 bed
£214k

1 Isis Court, De Montfort Road

RG1 8DW

1 bed1 bath
£427k

10 Caversham Wharf, Waterman Place

RG1 8DS

3 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 5 Luscinia View is modelled from its 72 m² EPC floor area, its 2 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. 2 sales are recorded for 5 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 5 Luscinia View was lodged in June 2026 at band C and is valid until June 2036. 3 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 5 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
5 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 5 Luscinia View, Napier Road, Reading, RG1 8AB. Each answer is also embedded as structured data for search engines.

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