Model valuation£417,0008 Busby Close
Local market context
9 Denbeigh Place, Reading, RG1 8QE
2 planning records
Estimated value
£480,000
- Since the 1999 sale (£133,995)+258%
- Against RG1 8QE's recent median (£505,000)-5%
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
Habitable rooms
6
From EPC
Floor area
86 m²
926 sq ft
Energy rating
D
Score 66
Council tax
Band D
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
£480,000
- Against its 1999 sale (£133,995)+258%
- Against RG1 8QE's recent median (£505,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Denbeigh Place is modelled from its 86 m² EPC floor area, its 1 recorded sale 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
86 m² from the EPC lodged in February 2020
Sales of this home
1 sale recorded, the latest in 1999
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 | 1 of 2 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.
9 Denbeigh Place's estimated value is more than triple its earliest registered sale price (1999).
Sales timeline
8 March 1999Most recent
£133,995
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 9 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 9 Denbeigh Place
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Denbeigh Place is an end-of-terrace house in Reading (RG1 8QE). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1996-2002 and council tax band D. The latest certificate (February 2020) shows a D (score 66), on the cusp of jumping into the C band. Earlier certificates rated it C (February 2010); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good; while hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 85), a 2-band jump.
It hasn't traded since March 1999, a hold of 27 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 £480,000 sits 258.2% above the 1999 sale of £133,995. On a £-per-square-foot basis, the last sale (£145/sq ft) was about 37.7% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 9 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Feb 2020
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
3.4 t/year
Occupancy
Rented
Certificate validity
Valid until 13 February 2030
Property Improvements
Changes detected from historical EPC data
Feb 2020from Feb 2010
EPC improved fromC69toD66
Hot Water
GoodAverage
Hot water efficiency decreased
Low Energy Lighting
42%71%
More low energy lighting installed
Planning history
Applications and permits filed against 9 Denbeigh Place, Reading, RG1 8QE, sourced from the PlanIt planning register.
9 Denbeigh Place has 2 separate extension applications on the council record.
2 applications on record at 9 Denbeigh Place, Reading, RG1 8QE
2decisions2extensions8documents3nearby
- Mar 2008ExtensionFullOutcome in report
Extension: Two storey · Side of property
2 Storey side extension
- Documents
- 2 docs on file
- Reference
- PL/08/1056
- More recent applications — locked
- ExtensionMar 2008Decision
Unlock 9 Denbeigh Place, Reading, RG1 8QE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 3 notable nearby
- The 8 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 Denbeigh Place homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 9 Denbeigh Place stands well clear of the street.
Price per m²
£1,558
Street avg £3,874
Floor Area
86 m²
Street avg 86 m²
Habitable Rooms
6 rooms
Street avg 4 rooms
CO₂ Emissions
3.4 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 3 Building Survey
Late 20th centuryEnd-Terrace HouseEPC DExtended multiple times (2+ extensions)Low flood risk
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · 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 9 Denbeigh Place is modelled from its 86 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 9 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 9 Denbeigh Place was lodged in February 2020 at band D and is valid until February 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. 2 applications are matched to 9 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
- 9 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 9 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
- 9 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