Model valuation£417,0008 Busby Close
Local market context
65 Waterloo Road, Reading, RG2 0AG
4 sales on record
Estimated value
£243,000
- Since the 2014 sale (£167,000)+46%
- Against RG2 0AG's recent median (£272,000)-11%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
52 m²
560 sq ft
Energy rating
E
Score 54
Council tax
Band B
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
£243,000
- Against its 2014 sale (£167,000)+46%
- Against RG2 0AG's recent median (£272,000)-11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 65 Waterloo Road is modelled from its 52 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG2 0AG. 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
52 m² from the EPC lodged in June 2026
Sales of this home
4 sales recorded, the latest in 2014
Recent sales in RG2 0AG
5 sales, median £272,000 (2025–2020)
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.
65 Waterloo Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
3 June 2014Most recent
£167,000
+23.7%over 10 years23 January 2004
£135,000
+3.9%over 1 year15 September 2002
£129,950
+44.4%over 1 year2 February 2001
£90,000
Median price across the last 5 sales in RG2 0AG: £272,000 (2025–2020).
What this page doesn't show
1 potential issue has already been flagged for 65 Waterloo Road, Reading, RG2 0AG. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 65 Waterloo Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
65 Waterloo Road is a two-bedroom mid-terrace house in Reading (RG2 0AG). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (June 2026) shows an E (score 54), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since May 2013. Between certificates, roof efficiency went from Very Poor to Average and hot-water efficiency went from Average to Good; while window efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 73), a 2-band jump. This certificate was lodged in the last six months, so the rating reflects current condition.
At 52 m² it sits well below the postcode median (84 m² across 15 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Last sold in June 2014, so it's been off the market for around 12 years. Across the public record there are 4 sales, relatively high churn for a single property. Across 2001–2014, sale prices on this property compounded at 4.7% per year. Today's modelled estimate of £243,000 is 45.5% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£298/sq ft) was about 51.9% 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
- Bathrooms1
- Dining roomYes
- StudyYes
Outside
- Private gardenRear
- ParkingAllocated
Building
- Heating systemGas
Before you decide
Everything you need to know about 65 Waterloo Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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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.
65 Waterloo Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Jun 2026
EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 June 2036
Property Improvements
Changes detected from historical EPC data
Jun 2026from May 2013
Hot Water
AverageGood
Hot water efficiency improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against 65 Waterloo Road, Reading, RG2 0AG, sourced from the PlanIt planning register.
65 Waterloo Road has no planning applications on record.
14
But the area is active
14 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Waterloo Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 65 Waterloo Road runs well behind the street norm.
Price per m²
£3,212
Street avg £3,054
Floor Area
52 m²
Street avg 81 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.0 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.
Crime
327/mo
Falling year-on-year across the wider district.
Nearest stop
0.3 km
Rose Kiln Lane North — bus stop.
Closest school
0.2 km
New Christ Church Church of England Primary School. 36 schools nearby.
Nearest schools
- New Christ Church Church of England Primary SchoolPrimary167m
- Katesgrove Primary SchoolPrimary527m
- The Palmer Primary AcademyPrimary587m
- Coley Primary SchoolPrimary753m
Nearest stops
- Rose Kiln Lane NorthBus stop346m
- Whitley StreetBus stop349m
- Admirals CourtBus stop396m
- Christchurch GardensBus stop423m
Most reported crime locally
- Violence & Sexual Offences1,694 reports37%
- Shoplifting638 reports14%
- Anti-social Behaviour466 reports10%
- Other Theft373 reports8%
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 RG2 0AG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.2dB
Night-time· 23:00 – 07:00
46.5dB
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
Victorian-eraMid-Terrace HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
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 Avenue Heights, Basingstoke Road
RG2 0EP
2 bed2 bath
£350k
1 Hilbre Walk
RG2 0GD
2 bed1 bath
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1 Elizabeth Walk
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£353k
1 Mount Street
RG2 0AB
3 bed1 bath
£389k
1 Mellor Walk
RG2 0AQ
3 bed1 bath
£392k
1 Essex Street
RG2 0EH
4 bed4 bath
£245k
1 Chineham Court, Basingstoke Road
RG2 0JB
£472k
1 Lindisfarne Way
RG2 0GS
4 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 65 Waterloo Road is modelled from its 52 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG2 0AG. 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. 4 sales are recorded for 65 Waterloo Road. 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 65 Waterloo Road was lodged in June 2026 at band E and is valid until June 2036. 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 65 Waterloo Road. 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 14 months, which places each incident at an approximate point. The 36 schools and 30 stops listed are measured in a straight line from RG2 0AG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 65 Waterloo Road is in council tax band B. 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 65 Waterloo Road, Reading, RG2 0AG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 0AGSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 65 Waterloo 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