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12 Downham Court, Shinfield Road, Reading, RG2 8HP

Estimated value

£175,000

  • Since the 1998 sale (£56,000)+213%
  • Against RG2 8HP's recent median (£175,000)0%

Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
End terrace
Floor 2nd
Bedrooms
2
Bathroom
1
Floor area
51 m²
549 sq ft
Energy rating
E
Score 45
Council tax
Band B
Tenure
Private Rental
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Valuation

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

£175,000

  • Against its 1998 sale (£56,000)+213%
  • Against RG2 8HP's recent median (£175,000)0%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Downham Court is modelled from its 51 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 8HP. 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

    51 m² from the EPC lodged in July 2018

  • Sales of this home

    1 sale recorded, the latest in 1998

  • Recent sales in RG2 8HP

    5 sales, median £175,000 (2026–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

12 Downham Court's estimated value is more than triple its earliest registered sale price (1998).

Sales timeline

  1. 18 December 1998Most recent

    £56,000

Median price across the last 5 sales in RG2 8HP: £175,000 (2026–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12 Downham Court, Shinfield Road, Reading, RG2 8HP. 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

Overview

About 12 Downham Court

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

12 Downham Court is a two-bedroom end-of-terrace house in Reading (RG2 8HP). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1967-1975 and council tax band B. At 51 m² this is the 10th smallest of 34 units on EPC record in the building, where floor areas span 44–62 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (July 2018) shows an E (score 45), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since May 2009. Between certificates, window efficiency went from Very Poor to Good, lighting went from Poor to Very Good and main heating went from Poor to Average; while wall efficiency dropped from Average to Poor. The recommended improvements would push it to D (score 64). Main heating runs on electricity.

It hasn't traded since December 1998, a hold of 28 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £175,000 sits 212.5% above the 1998 sale of £56,000. On a £-per-square-foot basis, the last sale (£102/sq ft) was about 53.4% below the postcode norm.

Specifications

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
Before you decide

Everything you need to know about 12 Downham Court

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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)
Jul 2018

EPC Rating

A
B
C
D
E
E45
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
3.7 t/year
Occupancy
Rented

Certificate validity

Valid until 5 July 2028

1 year remaining

Property Improvements

Changes detected from historical EPC data

Jul 2018from May 2009
Windows
SingleFull Double

Single glazing replaced with double or better glazing

Low Energy Lighting
20%86%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 12 Downham Court, Shinfield Road, Reading, RG2 8HP, sourced from the PlanIt planning register.

12 Downham Court 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.

On the street

Versus other Shinfield Road homes

Four headline reads against 33 similar flats on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 12 Downham Court lags the street by a wide margin.

Price per m²

£1,098

Street avg £2,954

Strongly below

Floor Area

51 m²

Street avg 52 m²

Below

Habitable Rooms

3 rooms

Street avg 3 rooms

On par

CO₂ Emissions

3.7 t/year

Street avg 2.8 t/year

Strongly below
Area

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.
Full Reading report

Crime

327/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Downham Court — bus stop.

Closest school

0.4 km

Whiteknights Primary School. 26 schools nearby.

Nearest schools

  • Whiteknights Primary SchoolPrimary375m
  • The Ridgeway Primary SchoolPrimary410m
  • Hillside Primary SchoolPrimary524m
  • Hartland High SchoolSecondary1.1km

Nearest stops

  • Downham CourtBus stop53m
  • Tamarisk AvenueBus stop180m
  • The MaidensBus stop273m
  • The MaidensBus stop281m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG2 8HP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG2 8HP

Daytime· 07:00 – 23:00

50.4dB

Low
Night-time road noise heatmap for RG2 8HP

Night-time· 23:00 – 07:00

40.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th century2nd 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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£332k

1 Dovecote Road

RG2 8UJ

2 bed1 bath
£329k

1 Brybur Close

RG2 8HN

1 bed1 bath
£362k

1 Denbury Gardens

RG2 8LU

3 bed
£363k

1 Ashby Court

RG2 8PG

1 bed1 bath
£371k

1 Brayford Road

RG2 8LT

3 bed1 bath
£406k

1 Corinne Close

RG2 8AA

3 bed2 bath
£428k

1 Alandale Close

RG2 8JP

3 bed1 bath

1 Downham Court, Shinfield Road

RG2 8HP

2 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 12 Downham Court is modelled from its 51 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 8HP. 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 12 Downham Court. 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 12 Downham Court was lodged in July 2018 at band E and is valid until July 2028. 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 12 Downham Court. 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 8HP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Downham Court 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Downham Court, Shinfield Road, Reading, RG2 8HP. Each answer is also embedded as structured data for search engines.

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