Model valuation£417,0008 Busby Close
Local market context
22 Rayner Drive, Arborfield, Reading, RG2 9FB
4 sales on record
Estimated value
£427,000
- Since the 2018 sale (£375,000)+14%
- Against RG2 9FB's recent median (£375,000)+14%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathrooms
2
Floor area
83 m²
893 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
£427,000
- Against its 2018 sale (£375,000)+14%
- Against RG2 9FB's recent median (£375,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Rayner Drive is modelled from its 83 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG2 9FB. 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
83 m² from the EPC lodged in August 2015
Sales of this home
4 sales recorded, the latest in 2018
Recent sales in RG2 9FB
5 sales, median £375,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Sale price has at least doubled since 2001.
Sales timeline
22 April 2018Most recent
£375,000
+2.7%over 1 year23 August 2016
£365,000
+93.6%over 12 years14 April 2004
£188,500
+17.8%over 2 years21 December 2001
£159,995
Median price across the last 5 sales in RG2 9FB: £375,000 (2026–2024).
Nearby sales in RG2 9FB
61 Rayner Drive, Arborfield, Reading, RG2 9FB
Sold Jun 2026
£450,00058 Rayner Drive, Arborfield, Reading, RG2 9FB
Sold Apr 2026
£350,00056 Rayner Drive, Arborfield, Reading, RG2 9FB
Sold Dec 2025
£358,00046 Rayner Drive, Arborfield, Reading, RG2 9FB
Sold Sept 2025
£375,0009 Rayner Drive, Arborfield, Reading, RG2 9FB
Sold Oct 2024
£592,000
What this page doesn't show
2 potential issues have already been flagged for 22 Rayner Drive, Arborfield, Reading, RG2 9FB. 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
About 22 Rayner Drive
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Rayner Drive is a two-bedroom semi-detached house in Arborfield, Reading, Reading (RG2 9FB). It has a recorded floor area of 83 m² (around 893 sq ft), construction records dating it to 1996-2002 and council tax band D. The latest certificate (August 2015) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from August 2015, so improvements made since then won't be reflected.
Last changed hands 8 years ago, in April 2018. Across the public record there are 4 sales, relatively high churn for a single property. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs). 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count. Across 2001–2018, sale prices on this property compounded at 5.4% per year. Today's modelled estimate of £427,000 is 13.9% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£420/sq ft) was about 55% above the typical sold price in the postcode.
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
Before you decide
Everything you need to know about 22 Rayner Drive
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Aug 2025
Current Certificate
Aug 2015EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 27 August 2025
Planning history
Applications and permits filed against 22 Rayner Drive, Arborfield, Reading, RG2 9FB, sourced from the PlanIt planning register.
22 Rayner Drive 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.
Versus other Rayner Drive homes
Four headline reads against 48 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 22 Rayner Drive lags the street by a wide margin.
Price per m²
£4,518
Street avg £3,807
Floor Area
83 m²
Street avg 111 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
3.2 t/year
Street avg 3.5 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
0.3 km
Faraday Close — bus stop.
Closest school
1.0 km
Bohunt School Wokingham. 3 schools nearby.
Nearest schools
- Bohunt School WokinghamSecondary997m
- The Coombes Church of England Primary SchoolPrimary1.3km
- Farley Hill Primary SchoolPrimary1.5km
Nearest stops
- Faraday CloseBus stop303m
- Kelvin CloseBus stop311m
- Sheerlands RoadBus stop426m
- Sheerlands RoadBus stop465m
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 9FB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.8dB
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
Late 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.
£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
£703k
1 Austen Grove, Arborfield Green
RG2 9UP
4 bed2 bath
£756k
1 Bushell Way, Arborfield
RG2 9FQ
4 bed3 bath
£449k
1 Bramshill Close, Arborfield
RG2 9PT
£402k
1 Aphelion Way, Shinfield
RG2 9FR
£400k
1 Attwood Drive, Arborfield
RG2 9FE
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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 22 Rayner Drive is modelled from its 83 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG2 9FB. 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 22 Rayner Drive. 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 22 Rayner Drive was lodged in August 2015 at band D and expired in August 2025, so a new one is needed to sell or let. 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 22 Rayner Drive. 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 3 schools and 30 stops listed are measured in a straight line from RG2 9FB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Rayner Drive 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 22 Rayner Drive, Arborfield, Reading, RG2 9FB. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 9FBSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 22 Rayner Drive, Arborfield, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales