Model valuation£417,0008 Busby Close
Local market context
Boults Lodge, Flat 5, Boults Walk, Reading, RG2 0AX
Estimated value
£215,000
- Since the 2009 sale (£159,950)+34%
- Against RG2 0AX's recent median (£188,000)+14%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor 2nd
Bedrooms
2
Bathroom
1
Floor area
63 m²
678 sq ft
Energy rating
C
Score 73
Council tax
Band B
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
£215,000
- Against its 2009 sale (£159,950)+34%
- Against RG2 0AX's recent median (£188,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Boults Lodge is modelled from its 63 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 0AX. 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
63 m² from the EPC lodged in September 2019
Sales of this home
1 sale recorded, the latest in 2009
Recent sales in RG2 0AX
5 sales, median £188,000 (2026–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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 fell during the post-2008 dip, often a low-water mark in price comparisons.
Sales timeline
22 October 2009Most recent
£159,950
Median price across the last 5 sales in RG2 0AX: £188,000 (2026–2014).
Nearby sales in RG2 0AX
22 Boults Walk, Reading, RG2 0AX
Sold Jan 2026
£316,800Boults Lodge, Flat 2, Boults Walk, Reading, RG2 0AX
Sold Nov 2022
£170,000Boults Lodge, Flat 4, Boults Walk, Reading, RG2 0AX
Sold Feb 2018
£188,000Boults Lodge, Flat 3, Boults Walk, Reading, RG2 0AX
Sold Oct 2009
£142,95024 Boults Walk, Reading, RG2 0AX
Sold Aug 2008
£172,000
What this page doesn't show
1 potential issue has already been flagged for Boults Lodge, Flat 5, Boults Walk, Reading, RG2 0AX. 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 Boults Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Boults Lodge is a two-bedroom detached house in Reading (RG2 0AX). It has a recorded floor area of 63 m² (around 678 sq ft), construction records dating it to 2007 onwards and council tax band B. Tenure is freehold. At 63 m² this is the largest unit on EPC record across Boults Lodge (45–63 m²). The latest certificate (September 2019) shows a C (score 73). The rating has held steady at C across 2 certificates since August 2009. Between certificates, window efficiency dropped from Very Good to Good. Main heating runs on electricity.
It hasn't traded since October 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 63 m² it's 23.5% larger than the typical home in the postcode (51 m² median across 7 EPCs). Today's modelled estimate of £215,000 is 34.4% above the 2009 sale price.
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
- CloakroomYes
Outside
- Communal gardenYes
Building
- TenureFreehold
- RefurbishedYes
Before you decide
Everything you need to know about Boults Lodge
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.
Current Certificate(1 of 2)
Sept 2019
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
2.3 t/year
Occupancy
Rented
Certificate validity
Valid until 15 September 2029
Property Improvements
Changes detected from historical EPC data
Sept 2019from Aug 2009
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against Boults Lodge, Flat 5, Boults Walk, Reading, RG2 0AX, sourced from the PlanIt planning register.
Boults Lodge 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 Boults Walk homes
Four headline reads against 4 similar flats on this street, drawn from the latest EPC and Land Registry data.
Boults Lodge is notably below the street on price per m².
Price per m²
£2,539
Street avg £3,507
Floor Area
63 m²
Street avg 47 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
2.3 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.
Crime
327/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Christchurch Gardens — bus stop.
Closest school
0.1 km
New Christ Church Church of England Primary School. 38 schools nearby.
Nearest schools
- New Christ Church Church of England Primary SchoolPrimary109m
- The Palmer Primary AcademyPrimary415m
- Katesgrove Primary SchoolPrimary696m
- Kendrick SchoolSecondary816m
Nearest stops
- Christchurch GardensBus stop175m
- Whitley StreetBus stop190m
- Christchurch CourtBus stop250m
- Glebe RoadBus stop256m
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 0AX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.9dB
Night-time· 23:00 – 07:00
43.0dB
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
21st century2nd Floor FlatFreeholdEPC CNo mains gas
Because the property has no mains gas supply, 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.
£190k
Boults Lodge, Flat 4, Boults Walk
RG2 0AX
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Cadogan House, Flat 14, Rose Kiln Lane
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Cadogan House, Flat 1, Rose Kiln Lane
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Cadogan House, Flat 11, Rose Kiln Lane
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Flat
£182k
Boults Lodge, Flat 1, Boults Walk
RG2 0AX
Flat
£177k
Boults Lodge, Flat 2, Boults Walk
RG2 0AX
Flat
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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 Boults Lodge is modelled from its 63 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 0AX. 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 Boults Lodge. 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 Boults Lodge was lodged in September 2019 at band C and is valid until September 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 Boults Lodge. 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 38 schools and 30 stops listed are measured in a straight line from RG2 0AX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Boults Lodge 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 Boults Lodge, Flat 5, Boults Walk, Reading, RG2 0AX. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 0AXSold prices, values and energy ratings for the postcode
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