Model valuation£417,0008 Busby Close
Local market context
15 Hill Road, Arborfield, Reading, RG2 9LP
4 sales on record2 planning records
Estimated value
£338,000
- Since the 2025 sale (£325,000)+4%
- Against RG2 9LP's recent median (£342,500)-1%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathroom
1
Floor area
74 m²
797 sq ft
Energy rating
D
Score 67
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
£338,000
- Against its 2025 sale (£325,000)+4%
- Against RG2 9LP's recent median (£342,500)-1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 15 Hill Road is modelled from its 74 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG2 9LP. 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
74 m² from the EPC lodged in December 2024
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in RG2 9LP
5 sales, median £342,500 (2026–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
15 Hill Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
21 July 2025Most recent
£325,000
+26.5%over 5 years19 May 2020
£257,000
+14.2%over 5 years24 July 2014
£225,000
+27.8%over 2 years13 January 2012
£176,000
Median price across the last 5 sales in RG2 9LP: £342,500 (2026–2025).
Nearby sales in RG2 9LP
16 Hill Road, Arborfield, Reading, RG2 9LP
Sold May 2026
£300,00021 Hill Road, Arborfield, Reading, RG2 9LP
Sold Apr 2026
£350,00043 Hill Road, Arborfield, Reading, RG2 9LP
Sold Jun 2025
£350,00022 Hill Road, Arborfield, Reading, RG2 9LP
Sold May 2025
£330,00023 Hill Road, Arborfield, Reading, RG2 9LP
Sold May 2025
£342,500
What this page doesn't show
3 potential issues have already been flagged for 15 Hill Road, Arborfield, Reading, RG2 9LP. 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
- A planning decision worth checkingIn 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 15 Hill Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
15 Hill Road is a two-bedroom end-of-terrace house in Arborfield, Reading, Reading (RG2 9LP). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (December 2024) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (March 2011); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 83), a 2-band jump. The home occupies a cul-de-sac position.
A recent sale: £325,000 in July 2025. Across the public record there are 4 sales, relatively high churn for a single property. Across 2012–2025, sale prices on this property compounded at 4.6% per year. On a £-per-square-foot basis, the last sale (£408/sq ft) was about 90.1% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 2 refused. 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count.
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
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
- ParkingAllocated
- Cul-de-sacYes
Before you decide
Everything you need to know about 15 Hill Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearbyA planning decision worth checking
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Dec 2024
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 December 2034
Property Improvements
Changes detected from historical EPC data
Dec 2024from Mar 2011
EPC improved fromC72toD67
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 15 Hill Road, Arborfield, Reading, RG2 9LP, sourced from the PlanIt planning register.
A a two-storey side extension application was refused at 15 Hill Road in 2024.
2 applications on record at 15 Hill Road, Arborfield, Reading, RG2 9LP
2decisions1extensions18documents9nearby
- Feb 2022Tree WorksTreesOutcome in report
APPLICATION FOR THE WORKS TO PROTECTED TREE(S) TPO 1426/2012, T13, T14 and T15 T13, Norway Maples - Fell and grind out stump. T14, Norway Maples - Fell and grind out stump. T15, Norway Maples - Felland grind out stump.
- Documents
- 9 docs on file
- Reference
- 213493
- More recent applications — locked
- ExtensionNov 2024Decision
Unlock 15 Hill Road, Arborfield, Reading, RG2 9LP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 9 notable nearby
- The 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Hill Road homes
Four headline reads against 48 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 15 Hill Road lags the street by a wide margin.
Price per m²
£4,392
Street avg £3,180
Floor Area
74 m²
Street avg 83 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.0 t/year
Street avg 3.5 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
0.1 km
Hill Road — bus stop.
Closest school
1.0 km
The Coombes Church of England Primary School. 4 schools nearby.
Nearest schools
- The Coombes Church of England Primary SchoolPrimary1.0km
- Bohunt School WokinghamSecondary1.1km
- Farley Hill Primary SchoolPrimary2.0km
- Gorse Ride Junior SchoolPrimary2.9km
Nearest stops
- Hill RoadBus stop63m
- Rickman CloseBus stop137m
- Biggs LaneBus stop300m
- Biggs LaneBus stop312m
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 9LP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.2dB
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
Mid 20th centuryEnd-Terrace HouseEPC D
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.
From £595 · 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
£345k
1 Brant Close, Arborfield Cross
RG2 9PF
£350k
1 Anderson Crescent, Arborfield Cross
RG2 9PB
£364k
1 Bridge Farm Cottages, Reading Road, Arborfield
RG2 9HT
£703k
1 Austen Grove, Arborfield Green
RG2 9UP
4 bed2 bath
£384k
1 Beales Grove, Shinfield
RG2 9RQ
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 15 Hill Road is modelled from its 74 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG2 9LP. 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. 4 sales are recorded for 15 Hill Road. 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 15 Hill Road was lodged in December 2024 at band D and is valid until December 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 15 Hill Road. 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 9LP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 15 Hill Road 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 15 Hill Road, Arborfield, Reading, RG2 9LP. 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 9LPSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 15 Hill Road, 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