Model valuation£417,0008 Busby Close
Local market context
45 Mabett Close, Arborfield, Reading, RG2 9FF
1 planning record
Estimated value
£353,000
- Against RG2 9FF's recent median (£450,000)-22%
Newest record on this page: March 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
4
From EPC
Floor area
88 m²
947 sq ft
Energy rating
C
Score 69
Council tax
Band D
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
£353,000
- Against RG2 9FF's recent median (£450,000)-22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Mabett Close is modelled from its 88 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9FF. 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
88 m² from the EPC lodged in March 2022
Sales of this home
No sale recorded since 1995
Recent sales in RG2 9FF
3 sales, median £450,000 (2018–2002)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2018 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
45 Mabett Close 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 3 sales in RG2 9FF: £450,000 (2018–2002).
What this page doesn't show
2 potential issues have already been flagged for 45 Mabett Close, Arborfield, Reading, RG2 9FF. 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
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About 45 Mabett Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Mabett Close is a mid-terrace house in Arborfield, Reading, Reading (RG2 9FF). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (March 2022) shows a C (score 69), just inside the C band. When first surveyed in December 2021 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Average to Good and hot-water efficiency went from Poor to Good. The recommended improvements would push it to B (score 87).
One planning record on file: an extension approved in 2018. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 45 Mabett Close
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.
Current Certificate(1 of 2)
Mar 2022
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Rented
Certificate validity
Valid until 28 March 2032
Property Improvements
Changes detected from historical EPC data
Mar 2022from Dec 2021
EPC improved fromE51toC69
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
20%80%
More low energy lighting installed
Planning history
Applications and permits filed against 45 Mabett Close, Arborfield, Reading, RG2 9FF, sourced from the PlanIt planning register.
45 Mabett Close has an approved rear extension on the planning record.
1 application on record at 45 Mabett Close, Arborfield, Reading, RG2 9FF
1decisions1extensions8documents9nearby
- Apr 2018ExtensionAmendmentOutcome in report
Extension: Rear of property
Application for a certificate of lawfulness for the single storey rear extension to existing dwelling.
- Documents
- 8 docs on file
- Reference
- 180269
Unlock 45 Mabett Close, Arborfield, Reading, RG2 9FF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 9 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Mabett Close homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 45 Mabett Close lags the street by a wide margin.
EPC Rating
69 (C)
Street avg 72 (C)
Floor Area
88 m²
Street avg 115 m²
CO₂ Emissions
3.1 t/year
Street avg 3.5 t/year
Habitable Rooms
4 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
0.1 km
Faraday Close — bus stop.
Closest school
0.8 km
Bohunt School Wokingham. 4 schools nearby.
Nearest schools
- Bohunt School WokinghamSecondary819m
- The Coombes Church of England Primary SchoolPrimary1.5km
- Farley Hill Primary SchoolPrimary1.5km
- Gorse Ride Junior SchoolPrimary2.9km
Nearest stops
- Faraday CloseBus stop133m
- Sheerlands RoadBus stop278m
- Kelvin CloseBus stop313m
- Sheerlands RoadBus stop317m
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 9FF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.9dB
Night-time· 23:00 – 07:00
41.5dB
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 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 45 Mabett Close is modelled from its 88 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9FF. 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 45 Mabett Close, 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 45 Mabett Close was lodged in March 2022 at band C and is valid until March 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 45 Mabett 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 4 schools and 30 stops listed are measured in a straight line from RG2 9FF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 45 Mabett 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 45 Mabett Close, Arborfield, Reading, RG2 9FF. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 9FFSold prices, values and energy ratings for the postcode
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- 45 Mabett Close, Arborfield, Reading valuationHow the estimate is built and what moves it
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