What kind of home is 22 Downham Court, Shinfield Road, RG2 8HP?

22 Downham Court, Shinfield Road, RG2 8HP is a 2-bedroom end-of-terrace house.

What was the last sold price for 22 Downham Court, Shinfield Road, RG2 8HP?

22 Downham Court, Shinfield Road, RG2 8HP last sold for £200,000 in October 2016, around 10 years ago. Land Registry has 4 sales on record going back to £55,950 in December 1997. Source: HM Land Registry.

Has 22 Downham Court, Shinfield Road, RG2 8HP appreciated in value?

Across 4 sales between December 1997 and October 2016, 22 Downham Court, Shinfield Road, RG2 8HP rose from £55,950 to £200,000, a change of £144,050. That works out to roughly +7% per year compounded over 19 years. Source: HM Land Registry.

What energy rating does 22 Downham Court, Shinfield Road, RG2 8HP have?

The current EPC rating for 22 Downham Court, Shinfield Road, RG2 8HP is E with a score of 46 out of 100, lodged in December 2021. The assessor estimates the property could reach a C. Source: EPC Register.

How big is 22 Downham Court, Shinfield Road, RG2 8HP?

22 Downham Court, Shinfield Road, RG2 8HP has a recorded floor area of 53 m² (570 sq ft), around 27 m² per bedroom. Source: EPC Register.

What heating system does 22 Downham Court, Shinfield Road, RG2 8HP use?

The latest EPC at 22 Downham Court, Shinfield Road, RG2 8HP records electricity as the main heating fuel. Source: EPC Register.

What is the council tax band for 22 Downham Court, Shinfield Road, RG2 8HP?

22 Downham Court, Shinfield Road, RG2 8HP is in council tax band B. That sits at the lower end of the A-H ladder, typically reflecting smaller floor areas or lower 1991 valuations.

Which area is 22 Downham Court, Shinfield Road, RG2 8HP in?

22 Downham Court, Shinfield Road, RG2 8HP sits in Reading. It falls within the RG2 postcode district.

How safe is the area around 22 Downham Court, Shinfield Road, RG2 8HP?

Police records around 22 Downham Court, Shinfield Road, RG2 8HP show an average of 327 reported crimes per month over the last 14 months. Violent crime makes up roughly 37% of reports, the most common category. The overall trend is falling (16% versus the prior period). Source: Police UK.

What schools are near 22 Downham Court, Shinfield Road, RG2 8HP?

The closest primary school to 22 Downham Court, Shinfield Road, RG2 8HP is Whiteknights Primary School (375m), one of 19 primaries within walking distance. The closest secondary is Hartland High School (1.1km), with 7 secondaries in the surrounding area.

How well connected is 22 Downham Court, Shinfield Road, RG2 8HP?

The closest bus stop to 22 Downham Court, Shinfield Road, RG2 8HP is Downham Court, 53m away. In total there are 30 bus stops within the surrounding area.

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

4 sales on record

Estimated value

£224,000

Since the 2016 sale (£200,000)+12%
Against RG2 8HP's recent median (£175,000)+28%

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 02

Bedrooms

Bathroom

Floor area

53 m²

570 sq ft

Energy rating

Score 46

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

£224,000

Against its 2016 sale (£200,000)+12%
Against RG2 8HP's recent median (£175,000)+28%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 Downham Court is modelled from its 53 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
53 m² from the EPC lodged in December 2021
Sales of this home
4 sales recorded, the latest in 2016
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

Price

Sales history & valuation

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

Sale price has grown by over 3x since 1997.

Sales timeline

9 October 2016Most recent
£200,000
+55.0%over 2 years
14 November 2013
£129,000
+42.3%over 12 years
30 May 2001
£90,650
+62.0%over 3 years
5 December 1997
£55,950

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

Nearby sales in RG2 8HP

Risks

What this page doesn't show

1 potential issue has already been flagged for 22 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

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Overview

About 22 Downham Court

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

22 Downham Court is a two-bedroom end-of-terrace house in Reading (RG2 8HP). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1976-1982 and council tax band B. At 53 m² this is the 17th 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 (December 2021) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on electricity.

10 years since the last transfer (October 2016). Across the public record there are 4 sales, relatively high churn for a single property. Across 1997–2016, sale prices on this property compounded at 7% per year. Today's modelled estimate of £224,000 is 12% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£351/sq ft) was about 64.8% above the typical sold price in the postcode.

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 22 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

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

Dec 2021

EPC Rating

E46

Main Heating

Electric

Main Fuel

Electric

Hot Water

Very Poor

Windows

Good

CO2 Emissions

3.3 t/year

Occupancy

Rented

Certificate validity

Valid until 10 December 2031

5 years remaining

Planning

Planning history

Applications and permits filed against 22 Downham Court, Shinfield Road, Reading, RG2 8HP, sourced from the PlanIt planning register.

22 Downham Court has no planning applications on record.

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.

On price per m², 22 Downham Court stands well clear of the street.

Price per m²

£3,774

Street avg £2,865

Strongly above

Floor Area

53 m²

Street avg 52 m²

On par

Habitable Rooms

3 rooms

Street avg 3 rooms

On par

CO₂ Emissions

3.3 t/year

Street avg 2.9 t/year

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· 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

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 £885 · 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 22 Downham Court is modelled from its 53 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 22 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 22 Downham Court was lodged in December 2021 at band E and is valid until December 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. None is matched to 22 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: 22 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 22 Downham Court, Shinfield Road, Reading, RG2 8HP. Each answer is also embedded as structured data for search engines.

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