Model valuation£417,0008 Busby Close
Local market context
31 Whitley Wood Lane, Reading, RG2 8PN
2 planning records
Estimated value
£365,000
- Since the 2017 sale (£267,500)+36%
- Against RG2 8PN's recent median (£270,000)+35%
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
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
90 m²
969 sq ft
Energy rating
D
Score 67
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
£365,000
- Against its 2017 sale (£267,500)+36%
- Against RG2 8PN's recent median (£270,000)+35%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 31 Whitley Wood Lane is modelled from its 90 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 8PN. 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
90 m² from the EPC lodged in November 2023
Sales of this home
2 sales recorded, the latest in 2017
Recent sales in RG2 8PN
5 sales, median £270,000 (2026–2022)
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 | 1 of 2 applications | 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.
31 Whitley Wood Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
11 April 2017Most recent
£267,500
+78.3%over 8 years24 June 2008
£150,000
Median price across the last 5 sales in RG2 8PN: £270,000 (2026–2022).
Nearby sales in RG2 8PN
What this page doesn't show
1 potential issue has already been flagged for 31 Whitley Wood Lane, Reading, RG2 8PN. 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 31 Whitley Wood Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
31 Whitley Wood Lane is a three-bedroom semi-detached house in Reading (RG2 8PN). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (November 2023) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since November 2008. Between certificates, roof efficiency went from Very Poor to Very Good; while main heating dropped from Very Good to Good. The recommended improvements would lift it to B (score 87), a 2-band jump.
On the market in April 2017 and unlisted since — roughly 9 years. 2 planning records sit against the property, 0 approved, 2 refused. Across 2008–2017, sale prices on this property compounded at 6.8% per year. Today's modelled estimate of £365,000 is 36.4% above the 2017 sale price.
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
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- ParkingOff road
Before you decide
Everything you need to know about 31 Whitley Wood Lane
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2023
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 November 2033
Property Improvements
Changes detected from historical EPC data
Nov 2023from Nov 2008
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against 31 Whitley Wood Lane, Reading, RG2 8PN, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
2 applications on record at 31 Whitley Wood Lane, Reading, RG2 8PN
2decisions16documents6nearby
Flagged:Subdivision
- Apr 2008SubdivisionFullOutcome in report
Conversion of single dwelling to form 2 self-contained flats
- Documents
- 4 docs on file
- Reference
- PL/07/1494
- More recent applications — locked
- SubdivisionApr 2008Decision
Unlock 31 Whitley Wood Lane, Reading, RG2 8PN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 6 notable nearby
- The 16 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Whitley Wood Lane homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 31 Whitley Wood Lane lags the street by a wide margin.
Price per m²
£2,972
Street avg £3,010
Floor Area
90 m²
Street avg 99 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 t/year
Street avg 3.9 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
0.2 km
Holiday Inn — bus stop.
Closest school
0.5 km
Geoffrey Field Junior School. 18 schools nearby.
Nearest schools
- Geoffrey Field Junior SchoolPrimary453m
- Geoffrey Field Infant SchoolPrimary453m
- Christ The King Catholic Primary SchoolPrimary568m
- Hartland High SchoolSecondary749m
Nearest stops
- Holiday InnBus stop179m
- Spencer RoadBus stop188m
- Worton GrangeBus stop256m
- Greenfields RoadBus stop338m
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 8PN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
44.7dB
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
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · 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 31 Whitley Wood Lane is modelled from its 90 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 8PN. 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 31 Whitley Wood Lane. 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 31 Whitley Wood Lane was lodged in November 2023 at band D and is valid until November 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 31 Whitley Wood Lane. 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 18 schools and 30 stops listed are measured in a straight line from RG2 8PN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 31 Whitley Wood Lane 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 31 Whitley Wood Lane, Reading, RG2 8PN. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 8PNSold prices, values and energy ratings for the postcode
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- 31 Whitley Wood Lane, Reading valuationHow the estimate is built and what moves it
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