Model valuation£417,0008 Busby Close
Local market context
25 Cresswell Close, Reading, RG2 8UF
4 sales on record5 planning records
Estimated value
£408,000
- Since the 2019 sale (£343,500)+19%
- Against RG2 8UF's recent median (£157,000)+160%
Newest record on this page: April 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
7
From EPC
Floor area
133 m²
1432 sq ft
Energy rating
D
Score 68
Council tax
Band D
Tenure
Private 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
£408,000
- Against its 2019 sale (£343,500)+19%
- Against RG2 8UF's recent median (£157,000)+160%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Cresswell Close is modelled from its 133 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG2 8UF. 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
133 m² from the EPC lodged in November 2018
Sales of this home
4 sales recorded, the latest in 2019
Recent sales in RG2 8UF
5 sales, median £157,000 (2021–2003)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 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.
Latest sale on 25 Cresswell Close was the highest on Land Registry record across the postcode.
Sales timeline
31 January 2019Most recent
£343,500
+267.4%over 19 years5 November 1999
£93,500
+33.7%over 2 years7 August 1997
£69,950
+16.7%over 1 year27 May 1996
£59,950
Median price across the last 5 sales in RG2 8UF: £157,000 (2021–2003).
Nearby sales in RG2 8UF
What this page doesn't show
1 potential issue has already been flagged for 25 Cresswell Close, Reading, RG2 8UF. 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 25 Cresswell Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Cresswell Close is an end-of-terrace house in Reading (RG2 8UF). It has a recorded floor area of 133 m² (around 1432 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (November 2018) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump.
At 133 m² the property is well over the postcode median (85 m² across 13 EPCs), placing it in the larger end of the local stock. Most recent transfer: January 2019 at £343,500. Across the public record there are 4 sales, relatively high churn for a single property. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–2019, sale prices on this property compounded at 8% per year. Today's modelled estimate of £408,000 is 18.8% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£240/sq ft) was about 46.1% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 25 Cresswell Close
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
Nov 2018EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Rented
Certificate validity
Valid until 16 November 2028
Planning history
Applications and permits filed against 25 Cresswell Close, Reading, RG2 8UF, sourced from the PlanIt planning register.
25 Cresswell Close has 4 separate extension applications on the council record.
5 applications on record at 25 Cresswell Close, Reading, RG2 8UF
5decisions4extensions7documents6nearby
- Jul 2000ExtensionFullOutcome in report
Extension: Single storey · Side of property
Erection of a single storey side extension
- Reference
- PL/00/0518
- More recent applications — locked
- ApplicationJun 2006Decision
- ExtensionJan 2006Decision
+ 2 more applications in the report
Unlock 25 Cresswell Close, Reading, RG2 8UF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 6 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cresswell Close homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
25 Cresswell Close outperforms the street on floor area by a wide margin.
EPC Rating
68 (D)
Street avg 70 (C)
Floor Area
133 m²
Street avg 79 m²
CO₂ Emissions
4.6 t/year
Street avg 2.8 t/year
Habitable Rooms
7 rooms
Street avg 4 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
Whitley Wood Community Centre — bus stop.
Closest school
0.7 km
Geoffrey Field Junior School. 17 schools nearby.
Nearest schools
- Geoffrey Field Junior SchoolPrimary745m
- Geoffrey Field Infant SchoolPrimary745m
- Christ The King Catholic Primary SchoolPrimary895m
- Hartland High SchoolSecondary1.2km
Nearest stops
- Whitley Wood Community CentreBus stop85m
- Farmers CloseBus stop141m
- Engineers CourtBus stop162m
- The MayingBus stop169m
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 8UF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
59.3dB
Night-time· 23:00 – 07:00
50.7dB
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
Late 20th centuryEnd-Terrace HouseEPC DExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property has been extended more than once and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · 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 25 Cresswell Close is modelled from its 133 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG2 8UF. 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. 4 sales are recorded for 25 Cresswell Close. 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 25 Cresswell Close was lodged in November 2018 at band D and is valid until November 2028. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 25 Cresswell Close. 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 17 schools and 30 stops listed are measured in a straight line from RG2 8UF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Cresswell Close 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 25 Cresswell Close, Reading, RG2 8UF. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 8UFSold prices, values and energy ratings for the postcode
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