Model valuation£417,0008 Busby Close
Local market context
8 Surrey Road, Reading, RG2 0EU
3 sales on record
Estimated value
£338,000
- Since the 2022 sale (£311,000)+9%
- Against RG2 0EU's recent median (£338,000)0%
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
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
81 m²
872 sq ft
Energy rating
D
Score 62
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
£338,000
- Against its 2022 sale (£311,000)+9%
- Against RG2 0EU's recent median (£338,000)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Surrey Road is modelled from its 81 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG2 0EU. 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
81 m² from the EPC lodged in November 2015
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in RG2 0EU
5 sales, median £338,000 (2026–2025)
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.
8 Surrey Road has more than doubled in price since the earliest registered sale in 2002.
Sales timeline
30 June 2022Most recent
£311,000
+2.6%over 6 years24 April 2016
£303,000
+116.4%over 13 years27 June 2002
£140,000
Median price across the last 5 sales in RG2 0EU: £338,000 (2026–2025).
What this page doesn't show
1 potential issue has already been flagged for 8 Surrey Road, Reading, RG2 0EU. 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 8 Surrey Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Surrey Road is a three-bedroom mid-terrace house in Reading (RG2 0EU). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (November 2015) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from November 2015, so improvements made since then won't be reflected.
Across 2002–2022, sale prices on this property compounded at 4.1% per year. On a £-per-square-foot basis, the last sale (£357/sq ft) was about 80% above the typical sold price in the postcode. Most recent transfer: June 2022 at £311,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Open-plan layoutYes
- Dining roomYes
Outside
- Private gardenRear
- ParkingAllocated
Before you decide
Everything you need to know about 8 Surrey 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Nov 2025
Current Certificate
Nov 2015EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 27 November 2025
Planning history
Applications and permits filed against 8 Surrey Road, Reading, RG2 0EU, sourced from the PlanIt planning register.
8 Surrey 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 Surrey Road homes
Four headline reads against 42 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 8 Surrey Road runs well behind the street norm.
Price per m²
£3,840
Street avg £2,765
Floor Area
81 m²
Street avg 83 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.7 t/year
Street avg 3.8 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
0.1 km
Elgar Road — bus stop.
Closest school
0.1 km
The Palmer Primary Academy. 37 schools nearby.
Nearest schools
- The Palmer Primary AcademyPrimary68m
- New Christ Church Church of England Primary SchoolPrimary500m
- Reading Girls' SchoolSecondary501m
- Whitley Park Primary and Nursery SchoolPrimary1.0km
Nearest stops
- Elgar RoadBus stop80m
- Newcastle RoadBus stop264m
- Warwick RoadBus stop294m
- Long Barn LaneBus stop349m
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 0EU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.8dB
Night-time· 23:00 – 07:00
41.4dB
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 DPre-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 £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 Avenue Heights, Basingstoke Road
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1 Bourne Avenue
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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 8 Surrey Road is modelled from its 81 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG2 0EU. 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. 3 sales are recorded for 8 Surrey 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 8 Surrey Road was lodged in November 2015 at band D and expired in November 2025, so a new one is needed to sell or let. 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 8 Surrey 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 37 schools and 30 stops listed are measured in a straight line from RG2 0EU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Surrey 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 8 Surrey Road, Reading, RG2 0EU. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 0EUSold prices, values and energy ratings for the postcode
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- 8 Surrey Road, Reading valuationHow the estimate is built and what moves it
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