Model valuation£417,0008 Busby Close
Local market context
22 Caversham Wharf, Waterman Place, Reading, RG1 8DS
Estimated value
£278,000
- Since the 2000 sale (£175,000)+59%
- Against RG1 8DS's recent median (£339,950)-18%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 1st
Bedrooms
2
Bathroom
1
Floor area
56 m²
603 sq ft
Energy rating
C
Score 78
Council tax
Band E
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
£278,000
- Against its 2000 sale (£175,000)+59%
- Against RG1 8DS's recent median (£339,950)-18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Caversham Wharf is modelled from its 56 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 8DS. 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
56 m² from the EPC lodged in May 2020
Sales of this home
1 sale recorded, the latest in 2000
Recent sales in RG1 8DS
5 sales, median £339,950 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
Sales timeline
24 November 2000Most recent
£175,000
Median price across the last 5 sales in RG1 8DS: £339,950 (2025–2021).
Nearby sales in RG1 8DS
20 Caversham Wharf, Waterman Place, Reading, RG1 8DS
Sold Jul 2025
£260,00019 Caversham Wharf, Waterman Place, Reading, RG1 8DS
Sold Apr 2024
£490,00031 Caversham Wharf, Waterman Place, Reading, RG1 8DS
Sold May 2022
£339,95027 Caversham Wharf, Waterman Place, Reading, RG1 8DS
Sold Dec 2021
£308,0005 Caversham Wharf, Waterman Place, Reading, RG1 8DS
Sold Jun 2021
£560,000
What this page doesn't show
2 potential issues have already been flagged for 22 Caversham Wharf, Waterman Place, Reading, RG1 8DS. 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 Caversham Wharf
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Caversham Wharf is a two-bedroom semi-detached house in Reading (RG1 8DS). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 1983-1990 and council tax band E. At 56 m² this is the smallest unit on EPC record across the building (56–132 m²). The building's EPC ratings span D to B across 26 units on file. Other recorded features include a balcony. The latest certificate (May 2020) shows a C (score 78), near the top of the C band.
It hasn't traded since November 2000, a hold of 26 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £278,000 sits 58.9% above the 2000 sale of £175,000. At 56 m² it sits well below the postcode median (95 m² across 25 EPCs), making it one of the more compact homes locally.
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
- Bathrooms1
Outside
- ParkingAllocated
- BalconyYes
Before you decide
Everything you need to know about 22 Caversham Wharf
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 Caversham Wharf's carbon output is low for the local stock.
Current Certificate
May 2020EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.4 t/year
Occupancy
Rented
Certificate validity
Valid until 13 May 2030
Planning history
Applications and permits filed against 22 Caversham Wharf, Waterman Place, Reading, RG1 8DS, sourced from the PlanIt planning register.
22 Caversham Wharf 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 Caversham Wharf homes
Four headline reads against 25 similar flats on this street, drawn from the latest EPC and Land Registry data.
22 Caversham Wharf is notably below the street on floor area.
Price per m²
£3,125
Street avg £3,976
Floor Area
56 m²
Street avg 92 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
1.4 t/year
Street avg 2.5 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
0.2 km
The Moderation — bus stop.
Closest school
0.3 km
E P Collier Primary School. 31 schools nearby.
Nearest schools
- E P Collier Primary SchoolPrimary258m
- Thameside Primary SchoolPrimary373m
- St Anne's Catholic Primary SchoolPrimary777m
- Civitas AcademyPrimary834m
Nearest stops
- The ModerationBus stop151m
- Swansea RoadBus stop173m
- Bridge Street CavershamBus stop309m
- Thames Promenade car parkBus stop326m
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 8DS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.7dB
Night-time· 23:00 – 07:00
43.2dB
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 2 HomeBuyer Report
Late 20th century1st Floor FlatEPC C
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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.
£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
£214k
1 Isis Court, De Montfort Road
RG1 8DW
1 bed1 bath
£397k
1 Cardiff Road
RG1 8ER
3 bed1 bath
£407k
1 Caversham Wharf, Waterman Place
RG1 8DS
3 bed
£427k
10 Caversham Wharf, Waterman Place
RG1 8DS
3 bed2 bath
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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 22 Caversham Wharf is modelled from its 56 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG1 8DS. 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 22 Caversham Wharf. 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 Caversham Wharf was lodged in May 2020 at band C and is valid until May 2030. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Caversham Wharf. 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 31 schools and 30 stops listed are measured in a straight line from RG1 8DS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Caversham Wharf is in council tax band E. 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 Caversham Wharf, Waterman Place, Reading, RG1 8DS. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 8DSSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 22 Caversham Wharf, Waterman Place, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales