Model valuation£417,0008 Busby Close
Local market context
23 Hagley Road, Reading, RG2 0DN
Estimated value
£359,000
- Since the 2020 sale (£290,000)+24%
- Against RG2 0DN's recent median (£325,000)+10%
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
Bedrooms
3
Bathroom
1
Floor area
90 m²
969 sq ft
Energy rating
C
Score 69
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
£359,000
- Against its 2020 sale (£290,000)+24%
- Against RG2 0DN's recent median (£325,000)+10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Hagley Road is modelled from its 90 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 0DN. 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
90 m² from the EPC lodged in August 2019
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in RG2 0DN
5 sales, median £325,000 (2025–2019)
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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
4 June 2020Most recent
£290,000
Median price across the last 5 sales in RG2 0DN: £325,000 (2025–2019).
What this page doesn't show
1 potential issue has already been flagged for 23 Hagley Road, Reading, RG2 0DN. 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 23 Hagley Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Hagley Road is a three-bedroom mid-terrace house in Reading (RG2 0DN). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (August 2019) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 88). Period features are noted in the property record.
At 90 m² the property is well over the postcode median (69 m² across 33 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £359,000 is 23.8% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£299/sq ft) was about 72.2% above the typical sold price in the postcode. Last sale on file: £290,000 in June 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
- CloakroomYes
Building
- Heating systemGas
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 23 Hagley 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
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.
Current Certificate
Aug 2019EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 August 2029
Planning history
Applications and permits filed against 23 Hagley Road, Reading, RG2 0DN, sourced from the PlanIt planning register.
23 Hagley 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 Hagley Road homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
23 Hagley Road is notably below the street on years held.
Price per m²
£3,222
Street avg £2,474
Floor Area
90 m²
Street avg 81 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.1 t/year
Street avg 3.2 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
Elgar Road — bus stop.
Closest school
0.2 km
The Palmer Primary Academy. 38 schools nearby.
Nearest schools
- The Palmer Primary AcademyPrimary189m
- New Christ Church Church of England Primary SchoolPrimary321m
- Reading Girls' SchoolSecondary724m
- Katesgrove Primary SchoolPrimary971m
Nearest stops
- Elgar RoadBus stop153m
- Christchurch GardensBus stop317m
- Christchurch CourtBus stop400m
- Warwick RoadBus stop425m
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 0DN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.7dB
Night-time· 23:00 – 07:00
43.8dB
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 CPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · 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 Essex Street
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1 Lindisfarne Way
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1 Bourne Avenue
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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 Hagley Road is modelled from its 90 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 0DN. 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 23 Hagley 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 23 Hagley Road was lodged in August 2019 at band C and is valid until August 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 23 Hagley 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 38 schools and 30 stops listed are measured in a straight line from RG2 0DN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23 Hagley 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 23 Hagley Road, Reading, RG2 0DN. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 0DNSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 23 Hagley 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