Model valuation£417,0008 Busby Close
Local market context
5 Hornbeam Place, Arborfield Green, Reading, RG2 9GL
EPC B
Estimated value
£377,000
- Against RG2 9GL's recent median (£595,000)-37%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor area
87 m²
936 sq ft
Energy rating
B
Score 87
Council tax
Band D
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
£377,000
- Against RG2 9GL's recent median (£595,000)-37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Hornbeam Place is modelled from its 87 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9GL. 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
87 m² from the EPC lodged in March 2017
Sales of this home
No sale recorded since 1995
Recent sales in RG2 9GL
5 sales, median £595,000 (2025–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | 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.
5 Hornbeam Place 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 9GL: £595,000 (2025–2017).
Nearby sales in RG2 9GL
6 Hornbeam Place, Arborfield Green, Reading, RG2 9GL
Sold Aug 2025
£410,0003 Hornbeam Place, Arborfield Green, Reading, RG2 9GL
Sold May 2022
£715,0009 Hornbeam Place, Arborfield Green, Reading, RG2 9GL
Sold Feb 2022
£495,0007 Hornbeam Place, Arborfield Green, Reading, RG2 9GL
Sold Jul 2017
£599,0001 Hornbeam Place, Arborfield Green, Reading, RG2 9GL
Sold May 2017
£595,000
What this page doesn't show
2 potential issues have already been flagged for 5 Hornbeam Place, Arborfield Green, Reading, RG2 9GL. 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 5 Hornbeam Place
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Hornbeam Place is a mid-terrace house in Arborfield Green, Reading, Reading (RG2 9GL). It has a recorded floor area of 87 m² (around 936 sq ft) and council tax band D. The latest certificate (March 2017) returns a high B (score 87), putting the home a stone's throw from an A rating.
At 87 m² it sits well below the postcode median (136 m² across 10 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 5 Hornbeam Place
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.
5 Hornbeam Place's carbon output is low for the local stock.
Current Certificate
Mar 2017EPC Rating
A
B
B87
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.0 t/year
Occupancy
—
Certificate validity
Valid until 15 March 2027
Planning history
Applications and permits filed against 5 Hornbeam Place, Arborfield Green, Reading, RG2 9GL, sourced from the PlanIt planning register.
5 Hornbeam Place 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 Hornbeam Place homes
Three headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 5 Hornbeam Place runs comfortably ahead of the street norm.
EPC Rating
87 (B)
Street avg 89 (B)
Floor Area
87 m²
Street avg 136 m²
CO₂ Emissions
1.0 t/year
Street avg 1.4 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.
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
0.6 km
Biggs Lane — bus stop.
Closest school
0.8 km
Bohunt School Wokingham. 6 schools nearby.
Nearest schools
- Bohunt School WokinghamSecondary773m
- The Coombes Church of England Primary SchoolPrimary1.7km
- Gorse Ride Junior SchoolPrimary2.0km
- Gorse Ride Infants' SchoolPrimary2.1km
Nearest stops
- Biggs LaneBus stop589m
- Biggs LaneBus stop597m
- Sheerlands RoadBus stop794m
- Sheerlands RoadBus stop830m
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 9GL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.1dB
Night-time· 23:00 – 07:00
36.3dB
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
Mid-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.
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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.
£384k
1 Beales Grove, Shinfield
RG2 9RQ
£364k
1 Bridge Farm Cottages, Reading Road, Arborfield
RG2 9HT
£400k
1 Attwood Drive, Arborfield
RG2 9FE
£402k
1 Aphelion Way, Shinfield
RG2 9FR
£350k
1 Anderson Crescent, Arborfield Cross
RG2 9PB
£345k
1 Brant Close, Arborfield Cross
RG2 9PF
£449k
1 Bramshill Close, Arborfield
RG2 9PT
£460k
1 Blackthorn, Shinfield
RG2 9GH
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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 5 Hornbeam Place is modelled from its 87 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9GL. 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 5 Hornbeam Place, 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 5 Hornbeam Place was lodged in March 2017 at band B and is valid until March 2027. 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 5 Hornbeam Place. 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 6 schools and 30 stops listed are measured in a straight line from RG2 9GL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 5 Hornbeam Place 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 5 Hornbeam Place, Arborfield Green, Reading, RG2 9GL. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 9GLSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 5 Hornbeam Place, Arborfield Green, Reading valuationHow the estimate is built and what moves it
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