Model valuation£417,0008 Busby Close
Local market context
2 Lincoln Road, Reading, RG2 0EX
2 planning records
Estimated value
£384,000
- Since the 2023 sale (£310,000)+24%
- Against RG2 0EX's recent median (£320,000)+20%
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
End terrace
Habitable rooms
5
From EPC
Floor area
109 m²
1173 sq ft
Energy rating
D
Score 57
Council tax
Band D
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
£384,000
- Against its 2023 sale (£310,000)+24%
- Against RG2 0EX's recent median (£320,000)+20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Lincoln Road is modelled from its 109 m² EPC floor area, its 1 recorded sale 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
109 m² from the EPC lodged in January 2021
Sales of this home
1 sale recorded, the latest in 2023
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.
2 Lincoln Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
13 March 2023Most recent
£310,000
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 2 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 2 Lincoln Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Lincoln Road is an end-of-terrace house in Reading (RG2 0EX). It has a recorded floor area of 109 m² (around 1173 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (January 2021) shows a D (score 57), a step below the typical UK home. The rating has held steady at D across 2 certificates since January 2009. Between certificates, lighting went from Average to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 79).
At 109 m² the property is well over the postcode median (82 m² across 21 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include HMO conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £384,000 is 23.9% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£264/sq ft) was about 28.4% above the typical sold price in the postcode. Most recent transfer: March 2023 at £310,000.
Before you decide
Everything you need to know about 2 Lincoln 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.
Current Certificate(1 of 2)
Jan 2021
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
5.5 t/year
Occupancy
Rented
Certificate validity
Valid until 27 January 2031
Property Improvements
Changes detected from historical EPC data
Jan 2021from Jan 2009
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Lincoln Road, Reading, RG2 0EX, sourced from the PlanIt planning register.
2 applications on record at 2 Lincoln Road, Reading, RG2 0EX
2decisions10documents14nearby
Flagged:HMO conversion
- Oct 2023HMOFullOutcome in report
Convert the C3 dwelling into a 4no bedroom HMO (C4) with rear amenity space. Cycle and Bin storage.
- Documents
- 5 docs on file
- Reference
- PL/23/0824
- More recent applications — locked
- HMOOct 2023Decision
Unlock 2 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 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Lincoln Road homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 2 Lincoln Road lags the street by a wide margin.
Price per m²
£2,844
Street avg £2,752
Floor Area
109 m²
Street avg 88 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
5.5 t/year
Street avg 3.7 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. 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-eraEnd-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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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 2 Lincoln Road is modelled from its 109 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 2 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 2 Lincoln Road was lodged in January 2021 at band D and is valid until January 2031. 2 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 2 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
- 2 Lincoln Road is in council tax band D. 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 2 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
- 2 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