Model valuation£417,0008 Busby Close
Local market context
33 Whitley Wood Lane, Reading, RG2 8PN
2 planning records
Estimated value
£346,000
- Since the 2022 sale (£270,000)+28%
- Against RG2 8PN's recent median (£342,500)+1%
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
Habitable rooms
5
From EPC
Floor area
100 m²
1076 sq ft
Energy rating
D
Score 65
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
£346,000
- Against its 2022 sale (£270,000)+28%
- Against RG2 8PN's recent median (£342,500)+1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33 Whitley Wood Lane is modelled from its 100 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
100 m² from the EPC lodged in June 2023
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in RG2 8PN
5 sales, median £342,500 (2026–2017)
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.
33 Whitley Wood Lane changed hands twice within eighteen months — unusual for the area.
Sales timeline
18 October 2022Most recent
£270,000
+2.7%26 May 2022
£263,000
Median price across the last 5 sales in RG2 8PN: £342,500 (2026–2017).
Nearby sales in RG2 8PN
What this page doesn't show
1 potential issue has already been flagged for 33 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 33 Whitley Wood Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33 Whitley Wood Lane is a semi-detached house in Reading (RG2 8PN). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (June 2023) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in April 2022 the rating was G, the property has climbed 3 bands since. Between certificates, window efficiency went from Very Poor to Good, hot-water efficiency went from Very Poor to Good and lighting went from Average to Very Good; while roof efficiency dropped from Good to Average. The recommended improvements would push it to C (score 79).
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2022–2022, sale prices on this property compounded at 2.7% per year. Today's modelled estimate of £346,000 is 28.1% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£251/sq ft) was about 39.3% above the typical sold price in the postcode. Sold October 2022 for £270,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 33 Whitley Wood Lane
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)
Jun 2023
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 June 2033
Property Improvements
Changes detected from historical EPC data
Jun 2023from Apr 2022
EPC improved fromG20toD65
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
ManualProg + TRVs
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against 33 Whitley Wood Lane, Reading, RG2 8PN, sourced from the PlanIt planning register.
33 Whitley Wood Lane has an approved side extension on the planning record.
2 applications on record at 33 Whitley Wood Lane, Reading, RG2 8PN
2decisions2extensions9documents6nearby
- Mar 2006ExtensionFullOutcome in report
Extension: Side of property
Side extension with ground floor accommodation and additional bedroom in the roof space
- Documents
- 2 docs on file
- Reference
- PL/06/0646
- More recent applications — locked
- ExtensionMar 2006Decision
Unlock 33 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 9 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.
Price per m²
£2,700
Street avg £3,064
Floor Area
100 m²
Street avg 97 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.0 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
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Early 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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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 33 Whitley Wood Lane is modelled from its 100 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 33 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 33 Whitley Wood Lane was lodged in June 2023 at band D and is valid until June 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 33 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
- 33 Whitley Wood Lane 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 33 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
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 33 Whitley Wood Lane, Reading valuationHow the estimate is built and what moves it
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