Model valuation£417,0008 Busby Close
Local market context
23 Thames Court, Norman Place, Reading, RG1 8QT
3 sales on record
Estimated value
£407,000
- Since the 2025 sale (£400,000)+2%
- Against RG1 8QT's recent median (£380,000)+7%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 03
Bedrooms
2
Bathrooms
2
Floor area
85 m²
915 sq ft
Energy rating
D
Score 64
Council tax
Band E
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
£407,000
- Against its 2025 sale (£400,000)+2%
- Against RG1 8QT's recent median (£380,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Thames Court is modelled from its 85 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG1 8QT. 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
85 m² from the EPC lodged in February 2024
Sales of this home
3 sales recorded, the latest in 2025
Recent sales in RG1 8QT
5 sales, median £380,000 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 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 Thames Court has more than doubled in price since the earliest registered sale in 1998.
Sales timeline
4 September 2025Most recent
£400,000
+44.9%over 18 years3 September 2007
£276,000
+79.2%over 9 years29 June 1998
£154,000
Median price across the last 5 sales in RG1 8QT: £380,000 (2025–2016).
Nearby sales in RG1 8QT
14 Thames Court, Norman Place, Reading, RG1 8QT
Sold Feb 2025
£250,0001 Thames Court, Norman Place, Reading, RG1 8QT
Sold Jun 2019
£200,0008 Thames Court, Norman Place, Reading, RG1 8QT
Sold Oct 2016
£415,0002 Thames Court, Norman Place, Reading, RG1 8QT
Sold Aug 2016
£425,0006 Thames Court, Norman Place, Reading, RG1 8QT
Sold Mar 2016
£380,000
What this page doesn't show
2 potential issues have already been flagged for 23 Thames Court, Norman Place, Reading, RG1 8QT. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Environmental risk flaggedIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 23 Thames Court
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Thames Court is a two-bedroom mid-terrace house in Reading (RG1 8QT). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (February 2024) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it B (August 2010); the latest reading is 2 bands lower. Between certificates, hot-water efficiency dropped from Good to Poor and main heating dropped from Good to Very Poor. Main heating runs on electricity. At 85 m² this is the 17th smallest of 22 units on EPC record in the building, where floor areas span 51–88 m². The building's EPC ratings span E to B across 22 units on file.
At 85 m² it's 18.1% larger than the typical home in the postcode (72 m² median across 21 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. It changed hands recently, sold September 2025 for £400,000. Across 1998–2025, sale prices on this property compounded at 3.6% per year. On a £-per-square-foot basis, the last sale (£437/sq ft) was about 103.9% above the typical sold price in the postcode.
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
- Bathrooms2
Outside
- Private gardenYes
- ParkingAllocated
Building
- Heating systemElectric
Before you decide
Everything you need to know about 23 Thames Court
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyEnvironmental risk flagged
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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 Thames Court sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 3)
Feb 2024
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Rented
Certificate validity
Valid until 28 February 2034
Property Improvements
Changes detected from historical EPC data
Mar 2013from Aug 2010
Windows
AverageGood
Window efficiency improved
Feb 2024from Mar 2013
EPC improved fromB81toD64
Main Fuel
GasElectric
Changed to a more efficient fuel source
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Low Energy Lighting
75%100%
More low energy lighting installed
Planning history
Applications and permits filed against 23 Thames Court, Norman Place, Reading, RG1 8QT, sourced from the PlanIt planning register.
23 Thames Court 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 Norman Place homes
Four headline reads against 21 similar flats on this street, drawn from the latest EPC and Land Registry data.
Years Held for 23 Thames Court lags the street by a wide margin.
Price per m²
£4,706
Street avg £3,182
Floor Area
85 m²
Street avg 72 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.6 t/year
Street avg 1.8 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
Station North Interchange — bus stop.
Closest school
0.5 km
Thameside Primary School. 33 schools nearby.
Nearest schools
- Thameside Primary SchoolPrimary490m
- E P Collier Primary SchoolPrimary502m
- St Anne's Catholic Primary SchoolPrimary776m
- Civitas AcademyPrimary867m
Nearest stops
- Station North InterchangeBus stop159m
- Station North InterchangeBus stop173m
- Station North InterchangeBus stop194m
- Reading Rail StationRailway station219m
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 8QT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
44.5dB
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 century3rd Floor FlatEPC DNo mains gas
Because the property has no mains gas supply, 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.
£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
£407k
1 Caversham Wharf, Waterman Place
RG1 8DS
3 bed
£240k
1 Thames Court, Norman Place
RG1 8QT
2 bed2 bath
£397k
1 Cardiff Road
RG1 8ER
3 bed1 bath
£427k
10 Caversham Wharf, Waterman Place
RG1 8DS
3 bed2 bath
£551k
10 Lynmouth Road
RG1 8DD
3 bed2 bath
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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 Thames Court is modelled from its 85 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG1 8QT. 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 Thames Court. 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 Thames Court was lodged in February 2024 at band D and is valid until February 2034. 3 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 Thames Court. 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 33 schools and 30 stops listed are measured in a straight line from RG1 8QT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23 Thames Court is in council tax band E. 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 Thames Court, Norman Place, Reading, RG1 8QT. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG1 8QTSold prices, values and energy ratings for the postcode
- RG 1 property marketPrices, postcodes, schools and transport across the district
- 23 Thames Court, Norman Place, Reading valuationHow the estimate is built and what moves it
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