Model valuation£417,0008 Busby Close
Local market context
5 Saddle Place, Arborfield Green, Reading, RG2 9LJ
EPC B1 planning record
Estimated value
£714,000
- Since the 2022 sale (£700,000)+2%
- Against RG2 9LJ's recent median (£657,500)+9%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
141 m²
1518 sq ft
Energy rating
B
Score 85
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
£714,000
- Against its 2022 sale (£700,000)+2%
- Against RG2 9LJ's recent median (£657,500)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Saddle Place is modelled from its 141 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9LJ. 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
141 m² from the EPC lodged in September 2022
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in RG2 9LJ
4 sales, median £657,500 (2022–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2022 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
19 October 2022Most recent
£700,000
Median price across the last 4 sales in RG2 9LJ: £657,500 (2022–2022).
Nearby sales in RG2 9LJ
What this page doesn't show
2 potential issues have already been flagged for 5 Saddle Place, Arborfield Green, Reading, RG2 9LJ. 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 Saddle Place
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Saddle Place is a detached house in Arborfield Green, Reading, Reading (RG2 9LJ). It has a recorded floor area of 141 m² (around 1518 sq ft) and construction records dating it to 2022. The latest certificate (September 2022) returns a high B (score 85), putting the home a stone's throw from an A rating. The recommended improvements would push it to A (score 92).
One planning record on file: a loft conversion approved in 2026. Past consents include a loft conversion, meaningful when judging how the property has evolved. Sold October 2022 for £700,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 5 Saddle 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.
Current Certificate
Sept 2022EPC Rating
A
B
B85
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.8 t/year
Occupancy
—
Certificate validity
Valid until 28 September 2032
Planning history
Applications and permits filed against 5 Saddle Place, Arborfield Green, Reading, RG2 9LJ, sourced from the PlanIt planning register.
1 application on record at 5 Saddle Place, Arborfield Green, Reading, RG2 9LJ
1decisions1extensions13documents9nearby
- Apr 2026Loft ConversionOutcome in report
Householder application for proposed loft conversion including roof alterations and installation of two front dormers and rooflight and installation of rear rooflights.
- Documents
- 13 docs on file
- Reference
- 260531
Unlock 5 Saddle Place, Arborfield Green, Reading, RG2 9LJ'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 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Saddle Place homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 5 Saddle Place lags the street by a wide margin.
Price per m²
£4,965
Street avg £5,169
Floor Area
141 m²
Street avg 126 m²
CO₂ Emissions
1.8 t/year
Street avg 1.7 t/year
Years Held
4 years
Street avg 4 years
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
0.2 km
Biggs Lane — bus stop.
Closest school
0.9 km
Bohunt School Wokingham. 6 schools nearby.
Nearest schools
- Bohunt School WokinghamSecondary942m
- The Coombes Church of England Primary SchoolPrimary1.2km
- Farley Hill Primary SchoolPrimary2.3km
- Gorse Ride Junior SchoolPrimary2.5km
Nearest stops
- Biggs LaneBus stop226m
- Biggs LaneBus stop231m
- Hill RoadBus stop397m
- Langley CommonBus stop434m
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 9LJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.3dB
Night-time· 23:00 – 07:00
38.1dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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21st centuryDetached HouseEPC B
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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.
£708k
1 Brook Cottages, Hughes Green, Arborfield
RG2 9JE
£724k
1 Arbery Way, Arborfield
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5 bed3 bath
£703k
1 Austen Grove, Arborfield Green
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4 bed2 bath
£756k
1 Bushell Way, Arborfield
RG2 9FQ
4 bed3 bath
£661k
1 Aragon Crescent, Shinfield
RG2 9YH
£659k
1 Ambler Drive, Arborfield Green
RG2 9TL
£653k
1 Bolton Drive, Shinfield
RG2 9RD
£652k
1 Appleton Way, Shinfield
RG2 9RN
3 bed
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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 Saddle Place is modelled from its 141 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9LJ. 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. 1 sale is recorded for 5 Saddle Place. 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 Saddle Place was lodged in September 2022 at band B and is valid until September 2032. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 5 Saddle 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 9LJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 5 Saddle Place, Arborfield Green, Reading, RG2 9LJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 9LJSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 5 Saddle Place, Arborfield Green, Reading valuationHow the estimate is built and what moves it
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