Model valuation£417,0008 Busby Close
Local market context
Berwyn House, Flat 6, 170 Whitley Wood Road, Reading, RG2 8LQ
4 sales on record
Estimated value
£169,000
- Since the 2009 sale (£119,000)+42%
- Against RG2 8LQ's recent median (£160,000)+6%
Newest record on this page: August 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 1st
Bedrooms
2
Bathroom
1
Floor area
50 m²
538 sq ft
Energy rating
C
Score 77
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
£169,000
- Against its 2009 sale (£119,000)+42%
- Against RG2 8LQ's recent median (£160,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Berwyn House is modelled from its 50 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG2 8LQ. 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
50 m² from the EPC lodged in May 2019
Sales of this home
4 sales recorded, the latest in 2009
Recent sales in RG2 8LQ
5 sales, median £160,000 (2023–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2023 | 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.
Sale price has grown by over 3x since 1996.
Sales timeline
16 November 2009Most recent
£119,000
+33.8%over 8 years11 April 2001
£88,950
+61.7%over 3 years20 February 1998
£55,000
+48.6%over 1 year3 April 1996
£37,000
Median price across the last 5 sales in RG2 8LQ: £160,000 (2023–2021).
Nearby sales in RG2 8LQ
166f, Whitley Wood Road, Reading, RG2 8LQ
Sold Aug 2023
£160,000166e, Whitley Wood Road, Reading, RG2 8LQ
Sold Apr 2023
£80,000166b, Whitley Wood Road, Reading, RG2 8LQ
Sold Apr 2023
£160,000192 Whitley Wood Road, Reading, RG2 8LQ
Sold May 2021
£420,000Berwyn House, Flat 4, 170 Whitley Wood Road, Reading, RG2 8LQ
Sold Jan 2021
£170,000
What this page doesn't show
1 potential issue has already been flagged for Berwyn House, Flat 6, 170 Whitley Wood Road, Reading, RG2 8LQ. 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 Berwyn House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Berwyn House is a two-bedroom end-of-terrace house in Reading (RG2 8LQ). It has a recorded floor area of 50 m² (around 538 sq ft), construction records dating it to 1983-1990 and council tax band C. At 50 m² this is the 2nd smallest of 6 units on EPC record in Berwyn House, where floor areas span 44–107 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (May 2019) shows a C (score 77), near the top of the C band. The rating has held steady at C across 2 certificates since March 2009. Between certificates, lighting went from Average to Very Good and main heating went from Poor to Average; while window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 84). Main heating runs on electricity.
Untraded for 17 years, with the last transfer in November 2009. Across the public record there are 4 sales, relatively high churn for a single property. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 50 m² it sits well below the postcode median (75 m² across 27 EPCs), making it one of the more compact homes locally. Across 1996–2009, sale prices on this property compounded at 9% per year. Today's modelled estimate of £169,000 is 42% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£221/sq ft) was about 17.4% above the typical sold price in the postcode.
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
Outside
- ParkingAllocated
Building
- RefurbishedYes
Before you decide
Everything you need to know about Berwyn House
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.
Current Certificate(1 of 2)
May 2019
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 8 May 2029
Property Improvements
Changes detected from historical EPC data
May 2019from Mar 2009
Low Energy Lighting
43%100%
More low energy lighting installed
Planning history
Applications and permits filed against Berwyn House, Flat 6, 170 Whitley Wood Road, Reading, RG2 8LQ, sourced from the PlanIt planning register.
Berwyn House 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 Whitley Wood Road homes
Four headline reads against 13 similar flats on this street, drawn from the latest EPC and Land Registry data.
Berwyn House outperforms the street on epc rating by a wide margin.
Price per m²
£2,380
Street avg £2,255
Floor Area
50 m²
Street avg 62 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 3.6 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
Woodside Way — bus stop.
Closest school
0.3 km
Geoffrey Field Junior School. 17 schools nearby.
Nearest schools
- Geoffrey Field Junior SchoolPrimary296m
- Geoffrey Field Infant SchoolPrimary296m
- Christ The King Catholic Primary SchoolPrimary416m
- Hartland High SchoolSecondary737m
Nearest stops
- Woodside WayBus stop69m
- Northumberland Avenue TerminusBus stop133m
- Gratton RoadBus stop317m
- Greenfields RoadBus stop326m
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 8LQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.4dB
Night-time· 23:00 – 07:00
43.0dB
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 century1st 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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Flat
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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 Berwyn House is modelled from its 50 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG2 8LQ. 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 Berwyn House. 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 Berwyn House was lodged in May 2019 at band C and is valid until May 2029. 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 Berwyn House. 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 17 schools and 30 stops listed are measured in a straight line from RG2 8LQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Berwyn House 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 Berwyn House, Flat 6, 170 Whitley Wood Road, Reading, RG2 8LQ. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 8LQSold prices, values and energy ratings for the postcode
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