Model valuation£417,0008 Busby Close
Local market context
33 Howell Close, Arborfield, Reading, RG2 9GN
5 sales on record1 planning record
Estimated value
£257,000
- Since the 2020 sale (£235,000)+9%
- Against RG2 9GN's recent median (£355,000)-28%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor Ground
Habitable rooms
3
From EPC
Floor area
59 m²
635 sq ft
Energy rating
D
Score 62
Council tax
Band C
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
£257,000
- Against its 2020 sale (£235,000)+9%
- Against RG2 9GN's recent median (£355,000)-28%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33 Howell Close is modelled from its 59 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG2 9GN. 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
59 m² from the EPC lodged in September 2019
Sales of this home
5 sales recorded, the latest in 2020
Recent sales in RG2 9GN
5 sales, median £355,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
33 Howell Close has changed hands more often than typical for the area.
Sales timeline
21 May 2020Most recent
£235,000
-1.1%over 3 years5 January 2017
£237,500
+46.2%over 3 years22 March 2013
£162,500
-1.5%over 7 years13 October 2005
£165,000
+13.0%over 3 years27 June 2002
£145,995
Median price across the last 5 sales in RG2 9GN: £355,000 (2025–2024).
Nearby sales in RG2 9GN
51 Howell Close, Arborfield, Reading, RG2 9GN
Sold Oct 2025
£360,50047 Howell Close, Arborfield, Reading, RG2 9GN
Sold Aug 2025
£355,00053 Howell Close, Arborfield, Reading, RG2 9GN
Sold Jul 2025
£324,00059 Howell Close, Arborfield, Reading, RG2 9GN
Sold Jan 2025
£385,00049 Howell Close, Arborfield, Reading, RG2 9GN
Sold Dec 2024
£337,500
What this page doesn't show
2 potential issues have already been flagged for 33 Howell Close, Arborfield, Reading, RG2 9GN. 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 33 Howell Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33 Howell Close is a semi-detached house in Arborfield, Reading, Reading (RG2 9GN). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 1996-2002 and council tax band C. The latest certificate (September 2019) shows a D (score 62), on the cusp of jumping into the C band. Earlier certificates rated it C (June 2009); the latest reading is one band lower. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 76). Main heating runs on electricity. At 59 m² this is the 6th smallest of 51 units on EPC record in the building, where floor areas span 36–105 m². The building's EPC ratings span E to B across 51 units on file.
Sold May 2020 for £235,000. Across the public record there are 5 sales, relatively high churn for a single property. Across 2002–2020, sale prices on this property compounded at 2.7% per year. On a £-per-square-foot basis, the last sale (£370/sq ft) was about 39.5% above the typical sold price in the postcode. One historical planning record sits against the property in 2021.
Before you decide
Everything you need to know about 33 Howell 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)
Sept 2019
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 September 2029
Property Improvements
Changes detected from historical EPC data
Sept 2019from Jun 2009
EPC improved fromC72toD62
Heating System
Storage HeatersRoom Heaters
Heating system changed
Heating Controls
ManualProg + Stat
Heating controls upgraded for better temperature management
Hot Water
AveragePoor
Hot water efficiency decreased
Planning history
Applications and permits filed against 33 Howell Close, Arborfield, Reading, RG2 9GN, sourced from the PlanIt planning register.
1 application on record at 33 Howell Close, Arborfield, Reading, RG2 9GN
1decisions14documents9nearby
- Nov 2021FullOutcome in report
Full application for the proposed erection of a 2115x1200mm platform to lead to a 1:20 concrete ramp and then 1200mm wide paved access to car park.
- Documents
- 14 docs on file
- Reference
- 213076
Unlock 33 Howell Close, Arborfield, Reading, RG2 9GN'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 14 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Howell Close homes
Four headline reads against 30 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, 33 Howell Close runs well behind the street norm.
Price per m²
£3,983
Street avg £3,503
Floor Area
59 m²
Street avg 70 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.1 t/year
Street avg 3.7 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
0.2 km
Kelvin Close — bus stop.
Closest school
1.0 km
Bohunt School Wokingham. 3 schools nearby.
Nearest schools
- Bohunt School WokinghamSecondary990m
- Farley Hill Primary SchoolPrimary1.4km
- The Coombes Church of England Primary SchoolPrimary1.4km
Nearest stops
- Kelvin CloseBus stop217m
- Faraday CloseBus stop271m
- Sheerlands RoadBus stop455m
- Sheerlands RoadBus stop495m
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 9GN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.3dB
Night-time· 23:00 – 07:00
41.6dB
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 centuryGround Floor FlatEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · 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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1 Brant Close, Arborfield Cross
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1 Anderson Crescent, Arborfield Cross
RG2 9PB
£364k
1 Bridge Farm Cottages, Reading Road, Arborfield
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£384k
1 Beales Grove, Shinfield
RG2 9RQ
£400k
1 Attwood Drive, Arborfield
RG2 9FE
£402k
1 Aphelion Way, Shinfield
RG2 9FR
£449k
1 Bramshill Close, Arborfield
RG2 9PT
£460k
1 Blackthorn, Shinfield
RG2 9GH
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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 33 Howell Close is modelled from its 59 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG2 9GN. 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. 5 sales are recorded for 33 Howell 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 33 Howell Close was lodged in September 2019 at band D and is valid until September 2029. 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 33 Howell 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 3 schools and 30 stops listed are measured in a straight line from RG2 9GN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 33 Howell Close is in council tax band C. 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 33 Howell Close, Arborfield, Reading, RG2 9GN. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 9GNSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 33 Howell Close, Arborfield, Reading valuationHow the estimate is built and what moves it
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