Model valuation£417,0008 Busby Close
Local market context
16 Brayford Road, Reading, RG2 8LT
Estimated value
£401,000
- Since the 2016 sale (£325,000)+23%
- Against RG2 8LT's recent median (£315,000)+27%
Newest record on this page: August 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Floor area
121 m²
1302 sq ft
Energy rating
D
Score 63
Council tax
Band C
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
£401,000
- Against its 2016 sale (£325,000)+23%
- Against RG2 8LT's recent median (£315,000)+27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Brayford Road is modelled from its 121 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 8LT. 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
121 m² from the EPC lodged in April 2013
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in RG2 8LT
5 sales, median £315,000 (2022–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2022 | 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.
16 Brayford Road has more than tripled in price since its earliest registered sale in 2003.
Sales timeline
15 June 2016Most recent
£325,000
+289.9%over 12 years17 June 2003
£83,357
Median price across the last 5 sales in RG2 8LT: £315,000 (2022–2017).
What this page doesn't show
1 potential issue has already been flagged for 16 Brayford Road, Reading, RG2 8LT. 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 16 Brayford Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Brayford Road is a four-bedroom semi-detached house in Reading (RG2 8LT). It has a recorded floor area of 121 m² (around 1302 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (April 2013) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77). The latest certificate is from April 2013, so improvements made since then won't be reflected.
At 121 m² the property is well over the postcode median (84 m² across 24 EPCs), placing it in the larger end of the local stock. Across 2003–2016, sale prices on this property compounded at 11% per year. Today's modelled estimate of £401,000 is 23.4% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£250/sq ft) was about 20.5% above the typical sold price in the postcode. On the market in June 2016 and unlisted since — roughly 10 years.
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
- Bedrooms4
- Dining roomYes
- Utility roomYes
- EnsuiteYes
Outside
- Private gardenYes
Before you decide
Everything you need to know about 16 Brayford Road
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.
16 Brayford Road's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 04 Apr 2023
Current Certificate
Apr 2013EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 4 April 2023
Planning history
Applications and permits filed against 16 Brayford Road, Reading, RG2 8LT, sourced from the PlanIt planning register.
16 Brayford Road 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 Brayford Road homes
Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.
16 Brayford Road outperforms the street on floor area by a wide margin.
Price per m²
£2,686
Street avg £3,204
Floor Area
121 m²
Street avg 80 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 t/year
Street avg 3.0 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
Ambrook Road — bus stop.
Closest school
0.2 km
Hartland High School. 22 schools nearby.
Nearest schools
- Hartland High SchoolSecondary164m
- Christ The King Catholic Primary SchoolPrimary166m
- Geoffrey Field Junior SchoolPrimary291m
- Geoffrey Field Infant SchoolPrimary291m
Nearest stops
- Ambrook RoadBus stop109m
- Brayford RoadBus stop160m
- Hartland RoadBus stop246m
- Gratton RoadBus stop329m
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 8LT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
41.0dB
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
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Mid 20th centurySemi-Detached HouseEPC D
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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 16 Brayford Road is modelled from its 121 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 8LT. 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. 2 sales are recorded for 16 Brayford Road. 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 16 Brayford Road was lodged in April 2013 at band D and expired in April 2023, so a new one is needed to sell or let. 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 16 Brayford Road. 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 22 schools and 30 stops listed are measured in a straight line from RG2 8LT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Brayford Road 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 16 Brayford Road, Reading, RG2 8LT. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 8LTSold prices, values and energy ratings for the postcode
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