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9 Hill Road, Arborfield, Reading, RG2 9LP

Estimated value

£320,000

  • Since the 2019 sale (£255,000)+25%
  • Against RG2 9LP's recent median (£330,000)-3%

Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
80 m²
861 sq ft
Energy rating
D
Score 59
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£320,000

  • Against its 2019 sale (£255,000)+25%
  • Against RG2 9LP's recent median (£330,000)-3%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 9 Hill Road is modelled from its 80 m² EPC floor area, its 2 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

    80 m² from the EPC lodged in March 2019

  • Sales of this home

    2 sales recorded, the latest in 2019

  • Recent sales in RG2 9LP

    5 sales, median £330,000 (2026–2025)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

9 Hill Road valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 19 September 2019Most recent

    £255,000

    +50.0%over 7 years

  2. 31 May 2012

    £170,000

Median price across the last 5 sales in RG2 9LP: £330,000 (2026–2025).

Risks

What this page doesn't show

2 potential issues have already been flagged for 9 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

Overview

About 9 Hill Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

9 Hill Road is a two-bedroom mid-terrace house in Arborfield, Reading, Reading (RG2 9LP). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (March 2019) shows a D (score 59), a step below the typical UK home. Earlier certificates rated it C (September 2009); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Good and lighting went from Good to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would push it to C (score 80).

Across 2012–2019, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £320,000 is 25.5% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£296/sq ft) was about 36% above the typical sold price in the postcode. 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count. Sold September 2019 for £255,000.

Specifications

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
  • Utility roomYes
  • CloakroomYes

Outside

  • Private gardenYes
  • ParkingAllocated

Building

  • Heating systemGas
  • RefurbishedYes
Before you decide

Everything you need to know about 9 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

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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 3)
Mar 2019

EPC Rating

A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 29 March 2029

2 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2011from Sept 2009
Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
65%0%

Low energy lighting percentage decreased

Mar 2019from Mar 2011
EPC improved fromC71toD59
Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 9 Hill Road, Arborfield, Reading, RG2 9LP, sourced from the PlanIt planning register.

9 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.

On the street

Versus other Hill Road homes

Four headline reads against 48 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, 9 Hill Road runs well behind the street norm.

Price per m²

£3,188

Street avg £3,205

On par

Floor Area

80 m²

Street avg 83 m²

Strongly above

Habitable Rooms

4 rooms

Street avg 4 rooms

On par

CO₂ Emissions

3.9 t/year

Street avg 3.5 t/year

Strongly below
Area

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.
Full Reading report

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.

Noise

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 road noise heatmap for RG2 9LP

Daytime· 07:00 – 23:00

51.2dB

Low
Night-time road noise heatmap for RG2 9LP

Night-time· 23:00 – 07:00

41.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryMid-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

Comparables

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

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 9 Hill Road is modelled from its 80 m² EPC floor area, its 2 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. 2 sales are recorded for 9 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 9 Hill Road was lodged in March 2019 at band D and is valid until March 2029. 3 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 9 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
9 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 9 Hill Road, Arborfield, Reading, RG2 9LP. Each answer is also embedded as structured data for search engines.

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