Model valuation£417,0008 Busby Close
Local market context
18b, Brayford Road, Reading, RG2 8LT
Estimated value
£298,000
- Against RG2 8LT's recent median (£315,000)-5%
Newest record on this page: March 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
2
From EPC
Floor area
55 m²
592 sq ft
Energy rating
C
Score 72
Council tax
Band D
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
£298,000
- Against RG2 8LT's recent median (£315,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 18b is modelled from its 55 m² EPC floor area, the absence of a recorded sale 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
55 m² from the EPC lodged in March 2024
Sales of this home
No sale recorded since 1995
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.
18b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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 18b, 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 18b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
18b is a semi-detached house in Reading (RG2 8LT). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 2003-2006 and council tax band D. The latest certificate (March 2024) shows a C (score 72). The rating has held steady at C across 2 certificates since October 2012. Between certificates, lighting went from Average to Very Good; while roof efficiency dropped from Good to Average. The recommended improvements would push it to B (score 89).
At 55 m² it sits well below the postcode median (84 m² across 24 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 18b
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)
Mar 2024
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 March 2034
Property Improvements
Changes detected from historical EPC data
Mar 2024from Oct 2012
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against 18b, Brayford Road, Reading, RG2 8LT, sourced from the PlanIt planning register.
18b 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.
On floor area, 18b runs well behind the street norm.
EPC Rating
72 (C)
Street avg 68 (D)
Floor Area
55 m²
Street avg 83 m²
CO₂ Emissions
1.9 t/year
Street avg 3.1 t/year
Habitable Rooms
2 rooms
Street avg 5 rooms
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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21st centurySemi-Detached HouseEPC C
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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 18b is modelled from its 55 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for 18b, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 18b was lodged in March 2024 at band C and is valid until March 2034. 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 18b. 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
- 18b is in council tax band D. 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 18b, 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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- 18b, Brayford Road, Reading valuationHow the estimate is built and what moves it
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