Skip to content
UK Property Looker

12 Victory Gardens, Arborfield Green, Reading, RG2 9BF

EPC B

Estimated value

£399,000

  • Since the 2025 sale (£415,000)-4%
  • Against RG2 9BF's recent median (£620,000)-36%

Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedrooms
2
Bathrooms
2
Floor area
71 m²
764 sq ft
Energy rating
B
Score 83
Get directions (opens in a new tab)
Valuation

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

£399,000

  • Against its 2025 sale (£415,000)-4%
  • Against RG2 9BF's recent median (£620,000)-36%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Victory Gardens is modelled from its 71 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9BF. 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

    71 m² from the EPC lodged in November 2021

  • Sales of this home

    2 sales recorded, the latest in 2025

  • Recent sales in RG2 9BF

    5 sales, median £620,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sales timeline

  1. 25 February 2025Most recent

    £415,000

    +6.4%over 3 years

  2. 29 September 2021

    £390,000

Median price across the last 5 sales in RG2 9BF: £620,000 (2025–2022).

Risks

What this page doesn't show

2 potential issues have already been flagged for 12 Victory Gardens, Arborfield Green, Reading, RG2 9BF. The detail, evidence and what to ask about it are in the Risks Report.
  • Signs of HMO activity in the areaIn report
  • Larger development activity nearbyIn 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

Overview

About 12 Victory Gardens

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

12 Victory Gardens is a two-bedroom mid-terrace house in Arborfield Green, Reading, Reading (RG2 9BF). It has a recorded floor area of 71 m² (around 764 sq ft) and construction records dating it to 2021. The latest certificate (November 2021) returns a B (score 83), comfortably above the UK average. The recommended improvements would push it to A (score 96). The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal.

A recent sale: £415,000 in February 2025. Across 2021–2025, sale prices on this property compounded at 1.8% per year. On a £-per-square-foot basis, the last sale (£543/sq ft) was about 19.4% above the typical sold price in the postcode. At 71 m² it's 23.7% smaller than the typical home in the postcode (93 m² median across 12 EPCs). 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count.

Specifications

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

  • Bedrooms2
  • Bathrooms2
  • EnsuiteYes

Outside

  • Private gardenRear
  • ParkingAllocated

Building

  • Underfloor heatingYes
  • RefurbishedYes
Before you decide

Everything you need to know about 12 Victory Gardens

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

Pick your report · from £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

12 Victory Gardens's carbon output is low for the local stock.

Current Certificate
Nov 2021

EPC Rating

A
B
B83
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.0 t/year
Occupancy
—

Certificate validity

Valid until 1 November 2031

4 years remaining
Planning

Planning history

Applications and permits filed against 12 Victory Gardens, Arborfield Green, Reading, RG2 9BF, sourced from the PlanIt planning register.

12 Victory Gardens has no planning applications on record.

9

But the area is active

9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Victory Gardens homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

12 Victory Gardens outperforms the street on price per m² by a wide margin.

Price per m²

£5,845

Street avg £4,902

Strongly above

Floor Area

71 m²

Street avg 99 m²

Strongly below

CO₂ Emissions

1.0 t/year

Street avg 1.4 t/year

Strongly above

Years Held

1 years

Street avg 4 years

Strongly below
Area

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.
Full Reading report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

327/mo

Falling year-on-year across the wider district.

Nearest stop

0.2 km

Sheerlands Road — bus stop.

Closest school

0.7 km

Bohunt School Wokingham. 5 schools nearby.

Nearest schools

  • Bohunt School WokinghamSecondary650m
  • The Coombes Church of England Primary SchoolPrimary1.4km
  • Farley Hill Primary SchoolPrimary1.9km
  • Gorse Ride Junior SchoolPrimary2.6km

Nearest stops

  • Sheerlands RoadBus stop191m
  • Biggs LaneBus stop205m
  • Sheerlands RoadBus stop213m
  • Biggs LaneBus stop217m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG2 9BF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG2 9BF

Daytime· 07:00 – 23:00

48.8dB

Low
Night-time road noise heatmap for RG2 9BF

Night-time· 23:00 – 07:00

38.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st centuryMid-Terrace HouseEPC B

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £595 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£652k

1 Appleton Way, Shinfield

RG2 9RN

3 bed
£553k

1 Barker Close, Arborfield

RG2 9NQ

4 bed2 bath
£565k

1 Bentley Drive, Arborfield

RG2 9FH

4 bed2 bath
£400k

1 Attwood Drive, Arborfield

RG2 9FE

£402k

1 Aphelion Way, Shinfield

RG2 9FR

£703k

1 Austen Grove, Arborfield Green

RG2 9UP

4 bed2 bath
£384k

1 Beales Grove, Shinfield

RG2 9RQ

£756k

1 Bushell Way, Arborfield

RG2 9FQ

4 bed3 bath

Property research, connected

Get up to date data on unlimited properties per month

Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.

Start your research
Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 12 Victory Gardens is modelled from its 71 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9BF. 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 12 Victory Gardens. 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 12 Victory Gardens was lodged in November 2021 at band B and is valid until November 2031. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 12 Victory Gardens. 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 5 schools and 30 stops listed are measured in a straight line from RG2 9BF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Victory Gardens, Arborfield Green, Reading, RG2 9BF. Each answer is also embedded as structured data for search engines.

Know this home? Think our valuation is wrong?

Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.

Keep exploring