Model valuation£417,0008 Busby Close
Local market context
11 Denbeigh Place, Reading, RG1 8QE
6 sales on record
Estimated value
£397,000
- Since the 2021 sale (£357,500)+11%
- Against RG1 8QE's recent median (£505,000)-21%
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
Mid terrace
Bedrooms
2
Bathrooms
3
Floor area
65 m²
700 sq ft
Energy rating
C
Score 72
Council tax
Band D
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
£397,000
- Against its 2021 sale (£357,500)+11%
- Against RG1 8QE's recent median (£505,000)-21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Denbeigh Place is modelled from its 65 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in RG1 8QE. 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
65 m² from the EPC lodged in May 2021
Sales of this home
6 sales recorded, the latest in 2021
Recent sales in RG1 8QE
5 sales, median £505,000 (2025–2022)
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 | 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.
11 Denbeigh Place has more than tripled in price since its earliest registered sale in 1998.
Sales timeline
30 September 2021Most recent
£357,500
+5.1%over 5 years26 May 2016
£340,000
+53.2%over 2 years14 February 2014
£222,000
15 August 2011
£222,500
+19.6%over 6 years16 September 2004
£186,000
+77.2%over 5 years27 November 1998
£104,995
Median price across the last 5 sales in RG1 8QE: £505,000 (2025–2022).
Nearby sales in RG1 8QE
What this page doesn't show
1 potential issue has already been flagged for 11 Denbeigh Place, Reading, RG1 8QE. 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 11 Denbeigh Place
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Denbeigh Place is a two-bedroom mid-terrace house in Reading (RG1 8QE). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1991-1995 and council tax band D. The latest certificate (May 2021) shows a C (score 72). The rating has held steady at C across 2 certificates since April 2011. Between certificates, lighting went from Good to Very Good; while roof efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 87). The home occupies a cul-de-sac position.
Last sale on file: £357,500 in September 2021. Across the public record there are 6 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1998–2021, sale prices on this property compounded at 5.5% per year. Today's modelled estimate of £397,000 is 11% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£511/sq ft) was about 139.9% above the typical sold price in the postcode. At 65 m² it's 19.8% smaller than the typical home in the postcode (81 m² median across 23 EPCs).
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
- Bathrooms3
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenSouth-east-facing
- ParkingAllocated
- Cul-de-sacYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 11 Denbeigh Place
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)
May 2021
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 May 2031
Property Improvements
Changes detected from historical EPC data
May 2021from Apr 2011
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
60%100%
More low energy lighting installed
Planning history
Applications and permits filed against 11 Denbeigh Place, Reading, RG1 8QE, sourced from the PlanIt planning register.
11 Denbeigh 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 Denbeigh Place homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 11 Denbeigh Place stands well clear of the street.
Price per m²
£5,500
Street avg £3,702
Floor Area
65 m²
Street avg 87 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.1 t/year
Street avg 3.2 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
0.2 km
E P Collier Primary School. 30 schools nearby.
Nearest schools
- E P Collier Primary SchoolPrimary184m
- River AcademySecondary635m
- Civitas AcademyPrimary640m
- Thameside Primary SchoolPrimary664m
Nearest stops
- The ModerationBus stop196m
- Thames Promenade car parkBus stop285m
- Swansea RoadBus stop287m
- Rivermead Leisure CentreBus stop292m
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 8QE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
41.7dB
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 centuryMid-Terrace HouseEPC 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 £595 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£380k
1 Denbeigh Place
RG1 8QE
2 bed2 bath
£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
£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
£551k
10 Lynmouth Road
RG1 8DD
3 bed2 bath
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 11 Denbeigh Place is modelled from its 65 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in RG1 8QE. 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. 6 sales are recorded for 11 Denbeigh Place. 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 11 Denbeigh Place was lodged in May 2021 at band C and is valid until May 2031. 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 11 Denbeigh 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 30 schools and 30 stops listed are measured in a straight line from RG1 8QE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Denbeigh 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 11 Denbeigh Place, Reading, RG1 8QE. 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 8QESold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 11 Denbeigh 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