Model valuation£417,0008 Busby Close
Local market context
9 Cedar Road, Reading, RG2 7ER
7 sales on record
Estimated value
£345,000
- Since the 2022 sale (£333,000)+4%
- Against RG2 7ER's recent median (£145,000)+138%
Newest record on this page: December 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
77 m²
829 sq ft
Energy rating
C
Score 71
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
£345,000
- Against its 2022 sale (£333,000)+4%
- Against RG2 7ER's recent median (£145,000)+138%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Cedar Road is modelled from its 77 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in RG2 7ER. 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
77 m² from the EPC lodged in August 2022
Sales of this home
7 sales recorded, the latest in 2022
Recent sales in RG2 7ER
5 sales, median £145,000 (2015–2002)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2022 | 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.
9 Cedar Road has more than tripled in price since its earliest registered sale in 1999.
Sales timeline
15 December 2022Most recent
£333,000
+25.7%over 6 years17 July 2016
£265,000
+23.3%over 2 years1 May 2014
£215,000
+38.7%over 1 year26 July 2012
£155,000
-13.9%over 4 years15 May 2008
£180,000
+22.4%over 7 months23 October 2007
£147,083
+69.1%over 7 years23 December 1999
£87,000
Median price across the last 5 sales in RG2 7ER: £145,000 (2015–2002).
What this page doesn't show
2 potential issues have already been flagged for 9 Cedar Road, Reading, RG2 7ER. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 9 Cedar Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Cedar Road is a two-bedroom mid-terrace house in Reading (RG2 7ER). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (August 2022) shows a C (score 71). When first surveyed in September 2011 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Average, hot-water efficiency went from Average to Good and lighting went from Good to Very Good; while roof efficiency dropped from Average to Poor. The recommended improvements would push it to B (score 87).
Sold December 2022 for £333,000. Across the public record there are 7 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 1999–2022, sale prices on this property compounded at 6% per year. On a £-per-square-foot basis, the last sale (£402/sq ft) was about 180.4% above the typical sold price in the postcode.
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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
- DrivewayYes
Before you decide
Everything you need to know about 9 Cedar Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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)
Aug 2022
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 31 August 2032
Property Improvements
Changes detected from historical EPC data
Aug 2022from Sept 2011
EPC improved fromE54toC71
Hot Water
AverageGood
Hot water efficiency improved
Wall Insulation
Uninsulated SolidPartial Insulation
Wall insulation upgraded
Low Energy Lighting
67%100%
More low energy lighting installed
Planning history
Applications and permits filed against 9 Cedar Road, Reading, RG2 7ER, sourced from the PlanIt planning register.
9 Cedar Road has no planning applications on record.
12
But the area is active
12 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cedar Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 9 Cedar Road runs comfortably ahead of the street norm.
Price per m²
£4,325
Street avg £2,351
Floor Area
77 m²
Street avg 75 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.6 t/year
Street avg 3.3 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
The Maidens — bus stop.
Closest school
0.3 km
Whiteknights Primary School. 28 schools nearby.
Nearest schools
- Whiteknights Primary SchoolPrimary311m
- The Ridgeway Primary SchoolPrimary321m
- Hillside Primary SchoolPrimary713m
- Hartland High SchoolSecondary1.1km
Nearest stops
- The MaidensBus stop62m
- The MaidensBus stop108m
- Downham CourtBus stop206m
- Beech RoadBus stop230m
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 7ER 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 2 HomeBuyer Report
Late 20th centuryMid-Terrace HouseEPC C
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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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2 bed
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2 bed1 bath
£379k
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1 Blagdon Road
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3 bed
£374k
1 Barnsdale Road
RG2 7JJ
3 bed1 bath
£384k
1 Bigbury Gardens
RG2 7LD
3 bed1 bath
£395k
1 Corbridge Road
RG2 7TX
3 bed
£399k
1 Cintra View, Northumberland Avenue
RG2 7QU
3 bed2 bath
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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 9 Cedar Road is modelled from its 77 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in RG2 7ER. 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. 7 sales are recorded for 9 Cedar 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 9 Cedar Road was lodged in August 2022 at band C and is valid until August 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 9 Cedar 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 28 schools and 30 stops listed are measured in a straight line from RG2 7ER, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 9 Cedar 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 9 Cedar Road, Reading, RG2 7ER. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 7ERSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 9 Cedar Road, Reading valuationHow the estimate is built and what moves it
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