Model valuation£417,0008 Busby Close
Local market context
Flat 4, 2 Hagley Road, Reading, RG2 0DN
Estimated value
£158,000
- Against RG2 0DN's recent median (£325,000)-51%
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
Semi-detached
Floor 02
Habitable rooms
2
From EPC
Floor area
37 m²
398 sq ft
Energy rating
D
Score 55
Council tax
Band A
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
£158,000
- Against RG2 0DN's recent median (£325,000)-51%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 4 is modelled from its 37 m² EPC floor area, the absence of a 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
37 m² from the EPC lodged in July 2024
Sales of this home
No sale recorded since 1995
Recent sales in RG2 0DN
5 sales, median £325,000 (2025–2020)
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.
Flat 4 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG2 0DN: £325,000 (2025–2020).
What this page doesn't show
1 potential issue has already been flagged for Flat 4, 2 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 Flat 4
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 4 is a semi-detached house in Reading (RG2 0DN). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to 1900-1929 and council tax band A. At 37 m² this is the 4th smallest of 8 units on EPC record in the building, where floor areas span 26–69 m². The building's EPC ratings span E to D, with this unit at the top. The latest certificate (July 2024) shows a D (score 55), a step below the typical UK home. The recommended improvements would push it to C (score 70). Main heating runs on electricity.
At 37 m² it sits well below the postcode median (80 m² across 33 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about Flat 4
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
Jul 2024EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Rented
Certificate validity
Valid until 2 July 2034
Planning history
Applications and permits filed against Flat 4, 2 Hagley Road, Reading, RG2 0DN, sourced from the PlanIt planning register.
Flat 4 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 9 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating
55 (D)
Street avg 56 (D)
Floor Area
37 m²
Street avg 37 m²
CO₂ Emissions
2.9 t/year
Street avg 2.7 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
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-era2nd Floor FlatEPC DPre-1919 buildNo mains gas
Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · 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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Flat
£152k
17a, Flat 2, Whitley Street
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Flat
£165k
Cadogan House, Flat 16, Rose Kiln Lane
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Flat
£151k
Cadogan House, Flat 10, Rose Kiln Lane
RG2 0HP
Flat
£151k
Cadogan House, Flat 17, Rose Kiln Lane
RG2 0HP
Flat
£166k
17a, Flat 1, Whitley Street
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Flat
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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 Flat 4 is modelled from its 37 m² EPC floor area, the absence of a 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. No sale is recorded for Flat 4, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Flat 4 was lodged in July 2024 at band D and is valid until July 2034. 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 Flat 4. 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
- Flat 4 is in council tax band A. 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 Flat 4, 2 Hagley Road, Reading, RG2 0DN. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 0DNSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- Flat 4, 2 Hagley Road, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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