Model valuation£417,0008 Busby Close
Local market context
21 Downham Court, Shinfield Road, Reading, RG2 8HP
4 sales on record
Estimated value
£185,000
- Since the 2017 sale (£170,000)+9%
- Against RG2 8HP's recent median (£175,000)+6%
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
End terrace
Floor 02
Habitable rooms
3
From EPC
Floor area
55 m²
592 sq ft
Energy rating
C
Score 73
Council tax
Band B
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
£185,000
- Against its 2017 sale (£170,000)+9%
- Against RG2 8HP's recent median (£175,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Downham Court is modelled from its 55 m² EPC floor area, its 4 recorded sales 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
55 m² from the EPC lodged in December 2025
Sales of this home
4 sales recorded, the latest in 2017
Recent sales in RG2 8HP
5 sales, median £175,000 (2026–2021)
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 | 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.
21 Downham Court has more than doubled in price since the earliest registered sale in 1998.
Sales timeline
4 October 2017Most recent
£170,000
+26.9%over 10 years30 May 2007
£134,000
+15.5%over 4 years5 May 2003
£116,000
+93.5%over 4 years14 September 1998
£59,950
Median price across the last 5 sales in RG2 8HP: £175,000 (2026–2021).
Nearby sales in RG2 8HP
8 Downham Court, Shinfield Road, Reading, RG2 8HP
Sold Apr 2026
£180,0006 Downham Court, Shinfield Road, Reading, RG2 8HP
Sold Dec 2025
£173,0009 Downham Court, Shinfield Road, Reading, RG2 8HP
Sold Apr 2024
£170,00033 Downham Court, Shinfield Road, Reading, RG2 8HP
Sold Sept 2021
£176,0004 Downham Court, Shinfield Road, Reading, RG2 8HP
Sold Aug 2021
£190,000
What this page doesn't show
1 potential issue has already been flagged for 21 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
About 21 Downham Court
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Downham Court is an end-of-terrace house in Reading (RG2 8HP). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1967-1975 and council tax band B. At 55 m² this is the 30th 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 top. The latest certificate (December 2025) shows a C (score 73). When first surveyed in April 2009 the rating was G, the property has climbed 4 bands since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Very Poor to Very Good and hot-water efficiency went from Very Poor to Poor; while window efficiency dropped from Average to Poor. Main heating runs on electricity.
Last sold in October 2017, so it's been off the market for around 9 years. Across the public record there are 4 sales, relatively high churn for a single property. Its energy rating outperforms most of the postcode (better than 85% of similar EPCs). Across 1998–2017, sale prices on this property compounded at 5.6% per year. On a £-per-square-foot basis, the last sale (£287/sq ft) was about 35% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 21 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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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.
21 Downham Court's carbon output is low for the local stock.
Current Certificate(1 of 4)
Dec 2025
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Poor
CO2 Emissions
0.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 December 2035
Property Improvements
Changes detected from historical EPC data
Apr 2017from Apr 2009
EPC improved fromG13toF28
Heating Controls
Prog + StatFull Control
Heating controls upgraded for better temperature management
Low Energy Lighting
60%100%
More low energy lighting installed
May 2018from Apr 2017
EPC improved fromF28toE44
Roof Insulation
PartialInsulated
Roof insulation improved
Dec 2025from May 2018
EPC improved fromE44toC73
Heating System
Room HeatersStorage Heaters
Heating system upgraded to a more efficient system
Hot Water
ImmersionImmersion (Off-Peak)
Hot water system upgraded
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 21 Downham Court, Shinfield Road, Reading, RG2 8HP, sourced from the PlanIt planning register.
21 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.
Versus other Shinfield Road homes
Four headline reads against 33 similar flats on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 21 Downham Court stands well clear of the street.
Price per m²
£3,091
Street avg £2,887
Floor Area
55 m²
Street avg 52 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
0.6 t/year
Street avg 2.9 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
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.
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· 07:00 – 23:00
50.4dB
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
Late 20th century2nd Floor FlatEPC CNo 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 21 Downham Court is modelled from its 55 m² EPC floor area, its 4 recorded sales 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. 4 sales are recorded for 21 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 21 Downham Court was lodged in December 2025 at band C and is valid until December 2035. 4 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 21 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
- 21 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 21 Downham Court, Shinfield Road, Reading, RG2 8HP. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 8HPSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 21 Downham Court, Shinfield Road, Reading valuationHow the estimate is built and what moves it
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