Model valuation£417,0008 Busby Close
Local market context
22 Kingfisher Place, Reading, RG1 8BQ
Estimated value
£305,000
- Against RG1 8BQ's recent median (£325,000)-6%
Newest record on this page: August 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 1st
Habitable rooms
3
From EPC
Floor area
80 m²
861 sq ft
Energy rating
D
Score 68
Council tax
Band D
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
£305,000
- Against RG1 8BQ's recent median (£325,000)-6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Kingfisher Place is modelled from its 80 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG1 8BQ. 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
80 m² from the EPC lodged in March 2020
Sales of this home
No sale recorded since 1995
Recent sales in RG1 8BQ
5 sales, median £325,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2024 | 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 Kingfisher Place has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG1 8BQ: £325,000 (2024–2022).
Nearby sales in RG1 8BQ
What this page doesn't show
2 potential issues have already been flagged for 22 Kingfisher Place, Reading, RG1 8BQ. 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 22 Kingfisher Place
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Kingfisher Place is a mid-terrace house in Reading (RG1 8BQ). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1983-1990 and council tax band D. At 80 m² this is the 24th smallest of 31 units on EPC record in the building, where floor areas span 43–84 m². The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (68 versus a best of 80). The latest certificate (March 2020) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (July 2009); the latest reading is one band lower. Between certificates, roof efficiency went from Poor to Good and lighting went from Average to Very Good; while window efficiency dropped from Poor to Very Poor and hot-water efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76).
At 80 m² the property is well over the postcode median (54 m² across 30 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Before you decide
Everything you need to know about 22 Kingfisher Place
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.
22 Kingfisher Place sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Mar 2020
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Very Poor
CO2 Emissions
3.1 t/year
Occupancy
Rented
Certificate validity
Valid until 14 March 2030
Property Improvements
Changes detected from historical EPC data
Mar 2020from Jul 2009
EPC improved fromC72toD68
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
GoodAverage
Hot water efficiency decreased
Roof
PoorGood
Roof insulation improved
Low Energy Lighting
40%83%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Kingfisher Place, Reading, RG1 8BQ, sourced from the PlanIt planning register.
22 Kingfisher Place 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 Kingfisher Place homes
Four headline reads against 29 similar flats on this street, drawn from the latest EPC and Land Registry data.
22 Kingfisher Place is notably below the street on epc rating.
EPC Rating
68 (D)
Street avg 74 (C)
Floor Area
80 m²
Street avg 62 m²
CO₂ Emissions
3.1 t/year
Street avg 1.9 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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
Kings Meadow Road — bus stop.
Closest school
0.7 km
Thameside Primary School. 32 schools nearby.
Nearest schools
- Thameside Primary SchoolPrimary663m
- E P Collier Primary SchoolPrimary753m
- St Anne's Catholic Primary SchoolPrimary837m
- Civitas AcademyPrimary1.0km
Nearest stops
- Kings Meadow RoadBus stop98m
- Hills MeadowBus stop284m
- Station North InterchangeBus stop323m
- Station North InterchangeBus stop325m
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 8BQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.5dB
Night-time· 23:00 – 07:00
42.5dB
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
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Late 20th century1st Floor FlatEPC D
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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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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 Kingfisher Place is modelled from its 80 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG1 8BQ. 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. No sale is recorded for 22 Kingfisher Place, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Kingfisher Place was lodged in March 2020 at band D and is valid until March 2030. 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 Kingfisher Place. 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 8BQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Kingfisher Place is in council tax band D. 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 Kingfisher Place, Reading, RG1 8BQ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 8BQSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 22 Kingfisher Place, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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