Model valuation£417,0008 Busby Close
Local market context
82 Waterloo Road, Reading, RG2 0AG
Estimated value
£334,000
- Since the 2020 sale (£270,000)+24%
- Against RG2 0AG's recent median (£275,000)+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
End terrace
Bedrooms
3
Bathroom
1
Floor area
85 m²
915 sq ft
Energy rating
D
Score 63
Council tax
Band C
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
£334,000
- Against its 2020 sale (£270,000)+24%
- Against RG2 0AG's recent median (£275,000)+21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 82 Waterloo Road is modelled from its 85 m² EPC floor area, its 1 recorded sale 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
85 m² from the EPC lodged in December 2019
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in RG2 0AG
5 sales, median £275,000 (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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
17 August 2020Most recent
£270,000
Median price across the last 5 sales in RG2 0AG: £275,000 (2025–2020).
What this page doesn't show
1 potential issue has already been flagged for 82 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 82 Waterloo Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
82 Waterloo Road is a three-bedroom end-of-terrace house in Reading (RG2 0AG). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (December 2019) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in February 2010 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Poor to Good and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump.
Today's modelled estimate of £334,000 is 23.7% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£295/sq ft) was about 47.2% above the typical sold price in the postcode. Last sale on file: £270,000 in August 2020.
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
- Bathrooms1
- Dining roomYes
Outside
- Private gardenRear
- ParkingOff road
Building
- Central heatingYes
- RefurbishedYes
Before you decide
Everything you need to know about 82 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Dec 2019
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 18 December 2029
Property Improvements
Changes detected from historical EPC data
Dec 2019from Feb 2010
EPC improved fromE54toD63
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
30%100%
More low energy lighting installed
Planning history
Applications and permits filed against 82 Waterloo Road, Reading, RG2 0AG, sourced from the PlanIt planning register.
82 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 co₂ emissions, 82 Waterloo Road runs well behind the street norm.
Price per m²
£3,176
Street avg £3,057
Floor Area
85 m²
Street avg 78 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.6 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 2 HomeBuyer Report
Mid 20th centuryEnd-Terrace HouseEPC D
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.
£353k
1 Mount Street
RG2 0AB
3 bed1 bath
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1 Mellor Walk
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1 Elizabeth Walk
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1 Hilbre Walk
RG2 0GD
2 bed1 bath
£392k
1 Essex Street
RG2 0EH
4 bed4 bath
£237k
1 Avenue Heights, Basingstoke Road
RG2 0EP
2 bed2 bath
£472k
1 Lindisfarne Way
RG2 0GS
4 bed2 bath
1 Bourne Avenue
RG2 0DU
3 bed
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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 82 Waterloo Road is modelled from its 85 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 82 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 82 Waterloo Road was lodged in December 2019 at band D and is valid until December 2029. 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 82 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
- 82 Waterloo Road is in council tax band C. 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 82 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
- 82 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