Model valuation£417,0008 Busby Close
Local market context
22 Hill Road, Arborfield, Reading, RG2 9LP
5 sales on record
Estimated value
£360,000
- Since the 2025 sale (£330,000)+9%
- Against RG2 9LP's recent median (£342,500)+5%
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
77 m²
829 sq ft
Energy rating
D
Score 61
Council tax
Band C
Tenure
Freehold
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
£360,000
- Against its 2025 sale (£330,000)+9%
- Against RG2 9LP's recent median (£342,500)+5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Hill Road is modelled from its 77 m² EPC floor area, its 5 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
77 m² from the EPC lodged in September 2020
Sales of this home
5 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 | 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.
Sale price has grown by over 3x since 2000.
Sales timeline
22 May 2025Most recent
£330,000
+26.9%over 4 years11 April 2021
£260,000
+36.8%over 10 years10 August 2010
£190,000
+26.7%over 7 years9 September 2002
£149,950
+51.5%over 1 year12 October 2000
£98,950
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
£350,00015 Hill Road, Arborfield, Reading, RG2 9LP
Sold Jul 2025
£325,00043 Hill Road, Arborfield, Reading, RG2 9LP
Sold Jun 2025
£350,00023 Hill Road, Arborfield, Reading, RG2 9LP
Sold May 2025
£342,500
What this page doesn't show
2 potential issues have already been flagged for 22 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
- 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 22 Hill Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Hill Road is a two-bedroom end-of-terrace house in Arborfield, Reading, Reading (RG2 9LP). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1950-1966 and council tax band C. Tenure is freehold. The latest certificate (September 2020) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in April 2010 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Poor to Average and main heating went from Average to Good; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 85), a 2-band jump.
Most recent transfer was May 2025 at £330,000 — fresh data. Across the public record there are 5 sales, relatively high churn for a single property. Across 2000–2025, sale prices on this property compounded at 5% per year. On a £-per-square-foot basis, the last sale (£398/sq ft) was about 84% above the typical sold price in the postcode. 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
- Utility roomYes
- CloakroomYes
- StudyYes
Outside
- Private gardenRear
- ParkingAllocated
Building
- TenureFreehold
- RefurbishedYes
Before you decide
Everything you need to know about 22 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 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Sept 2020
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 September 2030
Property Improvements
Changes detected from historical EPC data
Sept 2020from Apr 2010
EPC improved fromE54toD61
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Planning history
Applications and permits filed against 22 Hill Road, Arborfield, Reading, RG2 9LP, sourced from the PlanIt planning register.
22 Hill Road 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 Hill Road homes
Four headline reads against 48 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Hill Road outperforms the street on habitable rooms by a wide margin.
Price per m²
£4,286
Street avg £3,182
Floor Area
77 m²
Street avg 83 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.7 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 HouseFreeholdEPC 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
£364k
1 Bridge Farm Cottages, Reading Road, Arborfield
RG2 9HT
£350k
1 Anderson Crescent, Arborfield Cross
RG2 9PB
£345k
1 Brant Close, Arborfield Cross
RG2 9PF
£384k
1 Beales Grove, Shinfield
RG2 9RQ
£703k
1 Austen Grove, Arborfield Green
RG2 9UP
4 bed2 bath
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 22 Hill Road is modelled from its 77 m² EPC floor area, its 5 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. 5 sales are recorded for 22 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 22 Hill Road was lodged in September 2020 at band D and is valid until September 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 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
- 22 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 22 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
- 22 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