Model valuation£417,0008 Busby Close
Local market context
234b, Shinfield Road, Reading, RG2 8EX
Estimated value
£173,000
- Against RG2 8EX's recent median (£300,000)-42%
Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Habitable rooms
3
From EPC
Floor area
55 m²
592 sq ft
Energy rating
E
Score 50
Council tax
Band B
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
£173,000
- Against RG2 8EX's recent median (£300,000)-42%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 234b is modelled from its 55 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 8EX. 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
55 m² from the EPC lodged in February 2022
Sales of this home
No sale recorded since 1995
Recent sales in RG2 8EX
5 sales, median £300,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 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.
234b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG2 8EX: £300,000 (2025–2018).
Nearby sales in RG2 8EX
234a, Flat, Shinfield Road, Reading, RG2 8EX
Sold Jan 2025
£422,000238 Shinfield Road, Reading, RG2 8EX
Sold Jan 2024
£450,500Flat 4, 246 Shinfield Road, Reading, RG2 8EX
Sold Mar 2022
£169,950242 Shinfield Road, Reading, RG2 8EX
Sold Oct 2012
£220,000236 Shinfield Road, Reading, RG2 8EX
Sold Feb 2001
£155,000
What this page doesn't show
1 potential issue has already been flagged for 234b, Shinfield Road, Reading, RG2 8EX. 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 234b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
234b is a mid-terrace house in Reading (RG2 8EX). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1930-1949 and council tax band B. At 55 m² this is the 9th smallest of 14 units on EPC record in the building, where floor areas span 28–116 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (February 2022) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 70), a 2-band jump. Main heating runs on electricity.
At 55 m² it's 17% larger than the typical home in the postcode (47 m² median across 13 EPCs).
Before you decide
Everything you need to know about 234b
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Feb 2022EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
4.8 t/year
Occupancy
Rented
Certificate validity
Valid until 23 February 2032
Planning history
Applications and permits filed against 234b, Shinfield Road, Reading, RG2 8EX, sourced from the PlanIt planning register.
234b has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Shinfield Road homes
Four headline reads against 9 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 234b runs well behind the street norm.
EPC Rating
50 (E)
Street avg 65 (D)
Floor Area
55 m²
Street avg 42 m²
CO₂ Emissions
4.8 t/year
Street avg 2.3 t/year
Habitable Rooms
3 rooms
Street avg 2 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.
Crime
327/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Downham Court — bus stop.
Closest school
0.3 km
The Ridgeway Primary School. 26 schools nearby.
Nearest schools
- The Ridgeway Primary SchoolPrimary334m
- Whiteknights Primary SchoolPrimary343m
- Hillside Primary SchoolPrimary616m
- Hartland High SchoolSecondary1.1km
Nearest stops
- Downham CourtBus stop67m
- The MaidensBus stop180m
- The MaidensBus stop188m
- Tamarisk AvenueBus stop197m
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 8EX 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
40.6dB
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
Early 20th century1st Floor FlatEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · 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 234b is modelled from its 55 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 8EX. 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. No sale is recorded for 234b, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 234b was lodged in February 2022 at band E and is valid until February 2032. 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 234b. 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 26 schools and 30 stops listed are measured in a straight line from RG2 8EX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 234b is in council tax band B. 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 234b, Shinfield Road, Reading, RG2 8EX. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 8EXSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 234b, Shinfield 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