Model valuation£417,0008 Busby Close
Local market context
1 Cressingham Road, Reading, RG2 7RS
Extendable2 planning records
Estimated value
£466,000
- Since the 2022 sale (£433,000)+8%
- Against RG2 7RS's recent median (£250,000)+86%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
92 m²
990 sq ft
Energy rating
E
Score 54
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
£466,000
- Against its 2022 sale (£433,000)+8%
- Against RG2 7RS's recent median (£250,000)+86%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Cressingham Road is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 7RS. 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
92 m² from the EPC lodged in November 2021
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in RG2 7RS
5 sales, median £250,000 (2026–2001)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | 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
4 March 2022Most recent
£433,000
Median price across the last 5 sales in RG2 7RS: £250,000 (2026–2001).
What this page doesn't show
3 potential issues have already been flagged for 1 Cressingham Road, Reading, RG2 7RS. 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
- A planning decision worth checkingIn 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 1 Cressingham Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Cressingham Road is a three-bedroom semi-detached house in Reading (RG2 7RS). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (November 2021) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 86), a 3-band jump. Our model identifies extension potential, subject to local planning policy. The home occupies a corner plot.
On a £-per-square-foot basis, the last sale (£437/sq ft) was about 71.3% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 2 refused. Last sale on file: £433,000 in March 2022. 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
Outside
- Private gardenYes
- GarageYes
- Corner plotYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 1 Cressingham Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearbyA planning decision worth checking
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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.
Current Certificate
Nov 2021EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 November 2031
Planning history
Applications and permits filed against 1 Cressingham Road, Reading, RG2 7RS, sourced from the PlanIt planning register.
A a single-storey side and rear extension application was refused at 1 Cressingham Road in 2022.
2 applications on record at 1 Cressingham Road, Reading, RG2 7RS
2decisions2extensions10documents12nearby
- May 2022ExtensionFullOutcome in report
Extension: Single storey · Side and rear of property
Proposed single storey front / rear extension and side infill
- Documents
- 5 docs on file
- Reference
- PL/22/0493
- More recent applications — locked
- ExtensionMay 2022Decision
Unlock 1 Cressingham Road, Reading, RG2 7RS'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 12 notable nearby
- The 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cressingham Road homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
1 Cressingham Road outperforms the street on co₂ emissions by a wide margin.
EPC Rating
54 (E)
Street avg 54 (E)
Floor Area
92 m²
Street avg 103 m²
CO₂ Emissions
5.4 t/year
Street avg 5.6 t/year
Habitable Rooms
5 rooms
Street avg 5 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
327/mo
Falling year-on-year across the wider district.
Nearest stop
0.0 km
Cressingham Road Church — bus stop.
Closest school
0.6 km
The Ridgeway Primary School. 27 schools nearby.
Nearest schools
- The Ridgeway Primary SchoolPrimary579m
- Whiteknights Primary SchoolPrimary692m
- Reading Girls' SchoolSecondary907m
- Hillside Primary SchoolPrimary1.2km
Nearest stops
- Cressingham Road ChurchBus stop25m
- Cressingham Road ChurchBus stop99m
- Barnsdale RoadBus stop151m
- Leighton Park CopseBus stop343m
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 7RS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.1dB
Night-time· 23:00 – 07:00
39.8dB
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-eraSemi-Detached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · 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 Barnsdale Road
RG2 7JJ
3 bed1 bath
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1 Blagdon Road
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£379k
1 Cintra Close
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2 bed
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1 Axbridge Road
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1 Cornwood Gardens
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2 bed
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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 1 Cressingham Road is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 7RS. 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 1 Cressingham 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 1 Cressingham Road was lodged in November 2021 at band E and is valid until November 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 1 Cressingham 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 27 schools and 30 stops listed are measured in a straight line from RG2 7RS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Cressingham 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 1 Cressingham Road, Reading, RG2 7RS. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 7RSSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 1 Cressingham Road, Reading valuationHow the estimate is built and what moves it
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