Model valuation£417,0008 Busby Close
Local market context
31a, Ambrook Road, Reading, RG2 8SL
6 planning records
Estimated value
£305,000
- Against RG2 8SL's recent median (£290,000)+5%
Newest record on this page: September 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
86 m²
926 sq ft
Energy rating
C
Score 76
Council tax
Band C
Tenure
Social 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
£305,000
- Against RG2 8SL's recent median (£290,000)+5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 31a is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 8SL. 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
86 m² from the EPC lodged in September 2024
Sales of this home
No sale recorded since 1995
Recent sales in RG2 8SL
5 sales, median £290,000 (2021–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 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.
31a 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 8SL: £290,000 (2021–2015).
What this page doesn't show
1 potential issue has already been flagged for 31a, Ambrook Road, Reading, RG2 8SL. 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 31a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
31a is a mid-terrace house in Reading (RG2 8SL). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 2003-2006 and council tax band C. The latest certificate (September 2024) shows a C (score 76), near the top of the C band. The rating has held steady at C across 4 certificates since February 2017. Between certificates, window efficiency went from Average to Good and hot-water efficiency went from Average to Good. The recommended improvements would push it to B (score 89).
Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). 6 planning records sit against the property, 2 approved, 2 refused.
Before you decide
Everything you need to know about 31a
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 4)
Sept 2024
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.2 t/year
Occupancy
Rented
Certificate validity
Valid until 12 September 2034
Property Improvements
Changes detected from historical EPC data
Sept 2024from Feb 2017
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
AverageGood
Hot water efficiency improved
Windows
AverageGood
Window efficiency improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Sept 2024from Sept 2024
Roof Insulation
PartialInsulated
Roof insulation improved
Planning history
Applications and permits filed against 31a, Ambrook Road, Reading, RG2 8SL, sourced from the PlanIt planning register.
6 applications on record at 31a, Ambrook Road, Reading, RG2 8SL
6decisions6nearby
- Oct 2004New BuildFullOutcome in report
Demolition of existing garages and erection of 3 x 3 bedroom five person houses on land adjacent to 31A Ambrook Road
- Reference
- PL/04/0638
- More recent applications — locked
- ConditionsFeb 2019Decision
- ConditionsFeb 2019Decision
+ 3 more applications in the report
Unlock 31a, Ambrook Road, Reading, RG2 8SL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (6 on record)
- All 6 applications on this property in full, plus 6 notable nearby
- What the pattern means for extending or converting here
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Versus other Ambrook Road homes
Four headline reads against 25 similar houses on this street, drawn from the latest EPC and Land Registry data.
31a outperforms the street on epc rating by a wide margin.
EPC Rating
76 (C)
Street avg 62 (D)
Floor Area
86 m²
Street avg 85 m²
CO₂ Emissions
2.2 t/year
Street avg 3.9 t/year
Habitable Rooms
5 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
0.2 km
Ambrook Road — bus stop.
Closest school
0.3 km
Geoffrey Field Junior School. 21 schools nearby.
Nearest schools
- Geoffrey Field Junior SchoolPrimary260m
- Geoffrey Field Infant SchoolPrimary260m
- Christ The King Catholic Primary SchoolPrimary262m
- Hartland High SchoolSecondary354m
Nearest stops
- Ambrook RoadBus stop156m
- Greenfields RoadBus stop221m
- Holiday InnBus stop331m
- Hartland RoadBus stop359m
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 8SL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.0dB
Night-time· 23:00 – 07:00
42.1dB
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 2 HomeBuyer Report
21st centuryMid-Terrace 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 31a is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 8SL. 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 31a, 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 31a was lodged in September 2024 at band C and is valid until September 2034. 4 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to 31a. 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 21 schools and 30 stops listed are measured in a straight line from RG2 8SL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 31a 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 31a, Ambrook Road, Reading, RG2 8SL. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 8SLSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 31a, Ambrook Road, Reading valuationHow the estimate is built and what moves it
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