Model valuation£417,0008 Busby Close
Local market context
23 Denbeigh Place, Reading, RG1 8QE
3 sales on record
Estimated value
£443,000
- Since the 2009 sale (£230,000)+93%
- Against RG1 8QE's recent median (£505,000)-12%
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
Semi-detached
Bedrooms
3
Floor area
114 m²
1231 sq ft
Energy rating
D
Score 66
Council tax
Band D
Tenure
Freehold
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
£443,000
- Against its 2009 sale (£230,000)+93%
- Against RG1 8QE's recent median (£505,000)-12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Denbeigh Place is modelled from its 114 m² EPC floor area, its 3 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
114 m² from the EPC lodged in July 2009
Sales of this home
3 sales recorded, the latest in 2009
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.
23 Denbeigh Place's estimated value is more than triple its earliest registered sale price (1998).
Sales timeline
26 July 2009Most recent
£230,000
+22.7%over 7 years30 November 2001
£187,500
+45.4%over 3 years27 November 1998
£128,995
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 23 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 23 Denbeigh Place
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Denbeigh Place is a three-bedroom semi-detached house in Reading (RG1 8QE). It has a recorded floor area of 114 m² (around 1231 sq ft), construction records dating it to 1996-2002 and council tax band D. Tenure is freehold. The latest certificate (July 2009) shows a D (score 66), on the cusp of jumping into the C band. Earlier certificates rated it C (April 2009); the latest reading is one band lower. Between certificates, lighting dropped from Average to Poor. The recommended improvements would push it to C (score 72). The latest certificate is from July 2009, so improvements made since then won't be reflected.
Untraded for 17 years, with the last transfer in July 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 114 m² the property is well over the postcode median (79 m² across 23 EPCs), placing it in the larger end of the local stock. Across 1998–2009, sale prices on this property compounded at 5.6% per year. Today's modelled estimate of £443,000 sits 92.6% above the 2009 sale of £230,000. On a £-per-square-foot basis, the last sale (£187/sq ft) was about 22.9% below the postcode norm.
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
- Bedrooms3
Building
- TenureFreehold
Before you decide
Everything you need to know about 23 Denbeigh Place
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
23 Denbeigh Place's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 04 Jul 2019
Current Certificate(1 of 2)
Jul 2009
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 4 July 2019
Planning history
Applications and permits filed against 23 Denbeigh Place, Reading, RG1 8QE, sourced from the PlanIt planning register.
23 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.
Floor Area for 23 Denbeigh Place runs comfortably ahead of the street norm.
Price per m²
£2,011
Street avg £3,854
Floor Area
114 m²
Street avg 84 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.7 t/year
Street avg 3.1 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 centurySemi-Detached HouseFreeholdEPC DLow 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.
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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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1 Denbeigh Place
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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 23 Denbeigh Place is modelled from its 114 m² EPC floor area, its 3 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. 3 sales are recorded for 23 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 23 Denbeigh Place was lodged in July 2009 at band D and expired in July 2019, so a new one is needed to sell or let. 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 23 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
- 23 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 23 Denbeigh Place, Reading, RG1 8QE. Each answer is also embedded as structured data for search engines.
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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
- 23 Denbeigh 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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