Model valuation£417,0008 Busby Close
Local market context
2a, Randolph Road, Reading, RG1 8EB
8 planning records
Estimated value
£273,000
- Since the 2018 sale (£315,000)-13%
- Against RG1 8EB's recent median (£410,000)-33%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor ground floor
Floor area
45 m²
484 sq ft
Energy rating
C
Score 73
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
£273,000
- Against its 2018 sale (£315,000)-13%
- Against RG1 8EB's recent median (£410,000)-33%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 45 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 8EB. 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
45 m² from the EPC lodged in August 2020
Sales of this home
2 sales recorded, the latest in 2018
Recent sales in RG1 8EB
5 sales, median £410,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 8 applications | 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.
Sale price has at least doubled since 2012.
Sales timeline
30 November 2018Most recent
£315,000
+186.4%over 6 years10 January 2012
£110,000
Median price across the last 5 sales in RG1 8EB: £410,000 (2025–2021).
What this page doesn't show
1 potential issue has already been flagged for 2a, Randolph Road, Reading, RG1 8EB. 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 2a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2a is an end-of-terrace house in Reading (RG1 8EB). It has a recorded floor area of 45 m² (around 484 sq ft). At 45 m² this is the 3rd smallest of 29 units on EPC record in the building, where floor areas span 36–131 m². The building's EPC ratings span E to C, with this unit at the top. The latest certificate (August 2020) shows a C (score 73). The rating has held steady at C across 2 certificates since April 2020. Between certificates, main heating went from Very Poor to Average; while floor efficiency dropped from Average to Poor. Main heating runs on electricity: electricity, unspecified tariff.
Across 2012–2018, sale prices on this property compounded at 16.5% per year. Today's modelled estimate of £273,000 is 13.3% below the 2018 sale of £315,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£650/sq ft) was about 205.1% above the typical sold price in the postcode. At 45 m² it sits well below the postcode median (79 m² across 28 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). 8 planning records sit against the property, 6 approved, 2 refused. Past consents include an extension and change of use to residential, meaningful when judging how the property has evolved. Most recent transfer: November 2018 at £315,000.
Before you decide
Everything you need to know about 2a
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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)
Aug 2020
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Good
CO2 Emissions
2.1 t/year
Occupancy
—
Certificate validity
Valid until 12 August 2030
Property Improvements
Changes detected from historical EPC data
Aug 2020from Apr 2020
Heating System
Room HeatersStorage Heaters
Heating system upgraded to a more efficient system
Planning history
Applications and permits filed against 2a, Randolph Road, Reading, RG1 8EB, sourced from the PlanIt planning register.
2a has been through 6 approved planning applications — a well-evolved property.
8 applications on record at 2a, Randolph Road, Reading, RG1 8EB
8decisions2extensions48documents3nearby
Flagged:RetrospectiveChange of use
- Apr 2015AmendmentOutcome in report
Certificate of Lawfulness for existing use of first floor as a residential dwelling
Retrospective- Documents
- 4 docs on file
- Reference
- 150280
- More recent applications — locked
- AmendmentJul 2019Decision
- AmendmentJul 2019Decision
+ 5 more applications in the report
Unlock 2a, Randolph Road, Reading, RG1 8EB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (8 on record)
- All 8 applications on this property in full, plus 3 notable nearby
- The 48 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Randolph Road homes
Three headline reads against 4 similar flats on this street, drawn from the latest EPC and Land Registry data.
2a outperforms the street on epc rating by a wide margin.
EPC Rating
73 (C)
Street avg 63 (D)
Floor Area
45 m²
Street avg 58 m²
CO₂ Emissions
2.1 t/year
Street avg 3.4 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
0.1 km
The Moderation — bus stop.
Closest school
0.2 km
E P Collier Primary School. 29 schools nearby.
Nearest schools
- E P Collier Primary SchoolPrimary232m
- Thameside Primary SchoolPrimary589m
- River AcademySecondary655m
- Civitas AcademyPrimary740m
Nearest stops
- The ModerationBus stop101m
- Thames Promenade car parkBus stop198m
- Swansea RoadBus stop284m
- Rivermead Leisure CentreBus stop305m
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 8EB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.3dB
Night-time· 23:00 – 07:00
42.0dB
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
Ground Floor FlatEPC CLow flood risk
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £545 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 2a is modelled from its 45 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 8EB. 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 2a. 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 2a was lodged in August 2020 at band C and is valid until August 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. 8 applications are matched to 2a. 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 29 schools and 30 stops listed are measured in a straight line from RG1 8EB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 2a, Randolph Road, Reading, RG1 8EB. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG1 8EBSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 2a, Randolph Road, 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