Model valuation£417,0008 Busby Close
Local market context
35 Howell Close, Arborfield, Reading, RG2 9GN
6 sales on record
Estimated value
£256,000
- Since the 2022 sale (£250,000)+2%
- 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
End terrace
Floor Ground
Bedrooms
2
Bathrooms
2
Floor area
60 m²
646 sq ft
Energy rating
E
Score 46
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
£256,000
- Against its 2022 sale (£250,000)+2%
- 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 35 Howell Close is modelled from its 60 m² EPC floor area, its 6 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
60 m² from the EPC lodged in October 2012
Sales of this home
6 sales recorded, the latest in 2022
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 | 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.
35 Howell Close has changed hands more often than typical for the area.
Sales timeline
7 April 2022Most recent
£250,000
8 February 2017
£250,000
+48.8%over 3 years26 September 2013
£168,000
+1.8%over 6 years13 November 2006
£165,000
+3.2%over 2 years12 December 2003
£159,950
+9.6%over 1 year19 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 35 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 35 Howell Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Howell Close is a two-bedroom end-of-terrace house in Arborfield, Reading, Reading (RG2 9GN). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1996-2002 and council tax band C. At 60 m² this is the 8th 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, with this unit at the bottom. On EPC score it ranks last in the building (46 versus a best of 81). Other recorded features include a balcony. The latest certificate (October 2012) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 77), a 2-band jump. Main heating runs on electricity. The latest certificate is from October 2012, so improvements made since then won't be reflected.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count. Most recent transfer: April 2022 at £250,000. Across the public record there are 6 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 2002–2022, sale prices on this property compounded at 2.8% per year. On a £-per-square-foot basis, the last sale (£387/sq ft) was about 45.9% 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
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- ParkingYes
- BalconyYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 35 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
Pick your report · from £14.99
One time fee only - money back guarantee
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.
35 Howell Close sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 15 Oct 2022
Current Certificate
Oct 2012EPC Rating
A
B
C
D
E
E46
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 15 October 2022
Planning history
Applications and permits filed against 35 Howell Close, Arborfield, Reading, RG2 9GN, sourced from the PlanIt planning register.
35 Howell Close 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 Howell Close homes
Four headline reads against 30 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², 35 Howell Close stands well clear of the street.
Price per m²
£4,167
Street avg £3,483
Floor Area
60 m²
Street avg 70 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.7 t/year
Street avg 3.6 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 ENo 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.
£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
£345k
1 Brant Close, Arborfield Cross
RG2 9PF
£756k
1 Bushell Way, Arborfield
RG2 9FQ
4 bed3 bath
£350k
1 Anderson Crescent, Arborfield Cross
RG2 9PB
£364k
1 Bridge Farm Cottages, Reading Road, Arborfield
RG2 9HT
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 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 35 Howell Close is modelled from its 60 m² EPC floor area, its 6 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. 6 sales are recorded for 35 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 35 Howell Close was lodged in October 2012 at band E and expired in October 2022, 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 35 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
- 35 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 35 Howell Close, Arborfield, Reading, RG2 9GN. 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
- Every home in RG2 9GNSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 35 Howell Close, 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