Model valuation£417,0008 Busby Close
Local market context
1 Dawlish Road, Reading, RG2 7SD
Estimated value
£345,000
- Since the 2001 sale (£133,950)+158%
- Against RG2 7SD's recent median (£144,950)+138%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
87 m²
936 sq ft
Energy rating
E
Score 43
Council tax
Band C
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
£345,000
- Against its 2001 sale (£133,950)+158%
- Against RG2 7SD's recent median (£144,950)+138%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Dawlish Road is modelled from its 87 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 7SD. 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
87 m² from the EPC lodged in August 2014
Sales of this home
1 sale recorded, the latest in 2001
Recent sales in RG2 7SD
5 sales, median £144,950 (2025–1999)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | 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.
1 Dawlish Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
9 October 2001Most recent
£133,950
Median price across the last 5 sales in RG2 7SD: £144,950 (2025–1999).
What this page doesn't show
2 potential issues have already been flagged for 1 Dawlish Road, Reading, RG2 7SD. 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
One time fee only - money back guarantee
About 1 Dawlish Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Dawlish Road is a detached house in Reading (RG2 7SD). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (August 2014) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 84), a 3-band jump. The latest certificate is from August 2014, so improvements made since then won't be reflected.
Held since October 2001 — that's 25 years off the open market, well above the local norm. At 87 m² it's 17.6% larger than the typical home in the postcode (74 m² median across 9 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £345,000 sits 157.6% above the 2001 sale of £133,950. On a £-per-square-foot basis, the last sale (£143/sq ft) was about 24.2% below the postcode norm.
Before you decide
Everything you need to know about 1 Dawlish 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.
1 Dawlish Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Aug 2024
Current Certificate
Aug 2014EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
6.2 t/year
Occupancy
Rented
Certificate validity
Expired on 26 August 2024
Planning history
Applications and permits filed against 1 Dawlish Road, Reading, RG2 7SD, sourced from the PlanIt planning register.
1 Dawlish 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 Dawlish Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 1 Dawlish Road lags the street by a wide margin.
Price per m²
£1,540
Street avg £2,840
Floor Area
87 m²
Street avg 72 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
6.2 t/year
Street avg 3.0 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
Buckland Road Circle — bus stop.
Closest school
0.3 km
Whitley Park Primary and Nursery School. 31 schools nearby.
Nearest schools
- Whitley Park Primary and Nursery SchoolPrimary286m
- Reading Girls' SchoolSecondary432m
- Hartland High SchoolSecondary797m
- The Palmer Primary AcademyPrimary890m
Nearest stops
- Buckland Road CircleBus stop141m
- Community CentreBus stop144m
- Buckland Road CircleBus stop243m
- Buckland Road JunctionBus stop275m
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 7SD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.4dB
Night-time· 23:00 – 07:00
40.4dB
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
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Early 20th centuryDetached HouseEPC E
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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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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 1 Dawlish Road is modelled from its 87 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 7SD. 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 Dawlish 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 Dawlish Road was lodged in August 2014 at band E and expired in August 2024, 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 1 Dawlish 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 31 schools and 30 stops listed are measured in a straight line from RG2 7SD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Dawlish 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 Dawlish Road, Reading, RG2 7SD. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 7SDSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 1 Dawlish 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