Model valuation£417,0008 Busby Close
Local market context
Top Floor Flat, 2 York Road, Reading, RG1 8DX
Estimated value
£184,000
- Against RG1 8DX's recent median (£325,000)-43%
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
Semi-detached
Floor 00
Habitable rooms
2
From EPC
Floor area
33 m²
355 sq ft
Energy rating
C
Score 70
Council tax
Band B
Tenure
Owner Occupied
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
£184,000
- Against RG1 8DX's recent median (£325,000)-43%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Top Floor Flat is modelled from its 33 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG1 8DX. 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
33 m² from the EPC lodged in August 2024
Sales of this home
No sale recorded since 1995
Recent sales in RG1 8DX
5 sales, median £325,000 (2025–2024)
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.
Top Floor Flat 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 8DX: £325,000 (2025–2024).
What this page doesn't show
1 potential issue has already been flagged for Top Floor Flat, 2 York Road, Reading, RG1 8DX. The detail, evidence and what to ask about it are in the Risks 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 Top Floor Flat
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Top Floor Flat is a semi-detached house in Reading (RG1 8DX). It has a recorded floor area of 33 m² (around 355 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (August 2024) shows a C (score 70). When first surveyed in January 2010 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Good, hot-water efficiency went from Very Poor to Average and lighting went from Good to Very Good; while window efficiency dropped from Good to Average. Main heating runs on electricity.
At 33 m² it sits well below the postcode median (67 m² across 53 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 79% of similar EPCs).
Before you decide
Everything you need to know about Top Floor Flat
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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 6)
Aug 2024
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 August 2034
Property Improvements
Changes detected from historical EPC data
Oct 2012from Jan 2010
EPC improved fromF32toE54
Hot Water
Very PoorAverage
Hot water efficiency improved
Low Energy Lighting
50%83%
More low energy lighting installed
Apr 2018from Oct 2012
Hot Water
AverageVery Poor
Hot water efficiency decreased
Sept 2023from Apr 2018
EPC improved fromE46toF34
Heating System
Storage HeatersRoom Heaters
Heating system changed
Heating Controls
ManualThermostat
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Immersion
Hot water system changed
Walls
Very PoorPoor
Wall insulation improved
Oct 2023from Sept 2023
EPC improved fromF34toD64
Heating System
Room HeatersStorage Heaters
Heating system upgraded to a more efficient system
Hot Water
ImmersionImmersion (Off-Peak)
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Aug 2024from Oct 2023
EPC improved fromD64toC70
Walls
Very PoorGood
Wall insulation improved
Planning history
Applications and permits filed against Top Floor Flat, 2 York Road, Reading, RG1 8DX, sourced from the PlanIt planning register.
Top Floor Flat 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.
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
Caversham Road Fire Station — bus stop.
Closest school
0.1 km
E P Collier Primary School. 30 schools nearby.
Nearest schools
- E P Collier Primary SchoolPrimary100m
- Civitas AcademyPrimary478m
- Thameside Primary SchoolPrimary704m
- River AcademySecondary797m
Nearest stops
- Caversham Road Fire StationBus stop180m
- Swansea RoadBus stop234m
- The ModerationBus stop351m
- South West InterchangeBus stop369m
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 8DX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.9dB
Night-time· 23:00 – 07:00
42.1dB
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
Victorian-eraGround Floor FlatEPC CPre-1919 buildNo mains gasSolid (non-cavity) wallsLow flood risk
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
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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 Top Floor Flat is modelled from its 33 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG1 8DX. 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 Top Floor Flat, 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 Top Floor Flat was lodged in August 2024 at band C and is valid until August 2034. 6 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 Top Floor Flat. 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 30 schools and 30 stops listed are measured in a straight line from RG1 8DX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Top Floor Flat is in council tax band B. 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 Top Floor Flat, 2 York Road, Reading, RG1 8DX. Each answer is also embedded as structured data for search engines.
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- Top Floor Flat, 2 York Road, Reading valuationHow the estimate is built and what moves it
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