Model valuation£417,0008 Busby Close
Local market context
10 Lincoln Road, Reading, RG2 0EX
3 sales on record2 planning records
Estimated value
£244,000
- Since the 2022 sale (£295,000)-17%
- Against RG2 0EX's recent median (£320,000)-24%
Newest record on this page: August 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 00
Habitable rooms
2
From EPC
Floor area
36 m²
388 sq ft
Energy rating
D
Score 58
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
£244,000
- Against its 2022 sale (£295,000)-17%
- Against RG2 0EX's recent median (£320,000)-24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Lincoln Road is modelled from its 36 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG2 0EX. 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
36 m² from the EPC lodged in September 2021
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in RG2 0EX
5 sales, median £320,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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
11 February 2022Most recent
£295,000
+39.2%over 7 years30 April 2014
£212,000
+32.5%over 9 years8 July 2004
£160,000
Median price across the last 5 sales in RG2 0EX: £320,000 (2024–2021).
What this page doesn't show
1 potential issue has already been flagged for 10 Lincoln Road, Reading, RG2 0EX. 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 10 Lincoln Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Lincoln Road is a mid-terrace house in Reading (RG2 0EX). It has a recorded floor area of 36 m² (around 388 sq ft), construction records dating it to before 1900 and council tax band A. At 36 m² this is the smallest unit on EPC record across the building (36–119 m²). The building's EPC ratings span E to C across 22 units on file. The latest certificate (September 2021) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 3 certificates since November 2010. Between certificates, hot-water efficiency went from Poor to Good, lighting went from Good to Very Good and main heating went from Average to Good. The recommended improvements would push it to C (score 74).
Across 2004–2022, sale prices on this property compounded at 3.5% per year. Today's modelled estimate of £244,000 is 17.3% below the 2022 sale of £295,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£761/sq ft) was about 285.6% above the typical sold price in the postcode. At 36 m² it sits well below the postcode median (82 m² across 21 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 2 approved, 0 refused. Most recent transfer: February 2022 at £295,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 10 Lincoln Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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 3)
Sept 2021
EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.5 t/year
Occupancy
Rented
Certificate validity
Valid until 13 September 2031
Property Improvements
Changes detected from historical EPC data
Oct 2020from Nov 2010
EPC improved fromD59toE50
Heating System
Gas BoilerRoom Heaters
Heating system changed
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
Main (No Stat)Immersion
Hot water system changed
Sept 2021from Oct 2020
EPC improved fromE50toD58
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
60%80%
More low energy lighting installed
Planning history
Applications and permits filed against 10 Lincoln Road, Reading, RG2 0EX, sourced from the PlanIt planning register.
2 applications on record at 10 Lincoln Road, Reading, RG2 0EX
2decisions9documents14nearby
- Oct 2008AmendmentOutcome in report
Certificate of lawfulness for use as 2 flats
- Documents
- 4 docs on file
- Reference
- PL/08/0054
- More recent applications — locked
- OutlineOct 2008Decision
Unlock 10 Lincoln Road, Reading, RG2 0EX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 14 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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. 37 schools nearby.
Nearest schools
- The Palmer Primary AcademyPrimary159m
- Reading Girls' SchoolSecondary405m
- New Christ Church Church of England Primary SchoolPrimary593m
- Whitley Park Primary and Nursery SchoolPrimary978m
Nearest stops
- Elgar RoadBus stop174m
- Newcastle RoadBus stop200m
- Canterbury RoadBus stop283m
- Warwick RoadBus stop302m
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 0EX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.3dB
Night-time· 23:00 – 07:00
40.7dB
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-eraGround Floor FlatEPC 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 £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.
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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 10 Lincoln Road is modelled from its 36 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG2 0EX. 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 10 Lincoln 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 10 Lincoln Road was lodged in September 2021 at band D and is valid until September 2031. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 10 Lincoln 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 0EX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Lincoln Road 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 10 Lincoln Road, Reading, RG2 0EX. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 0EXSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 10 Lincoln 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