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21 Valon Road, Arborfield, Reading, RG2 9LT

3 sales on record

Estimated value

£363,000

  • Since the 2022 sale (£330,000)+10%
  • Against RG2 9LT's recent median (£335,000)+8%

Newest record on this page: August 2025. 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
76 m²
818 sq ft
Energy rating
D
Score 67
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

£363,000

  • Against its 2022 sale (£330,000)+10%
  • Against RG2 9LT's recent median (£335,000)+8%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Valon Road is modelled from its 76 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG2 9LT. 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

    76 m² from the EPC lodged in June 2022

  • Sales of this home

    3 sales recorded, the latest in 2022

  • Recent sales in RG2 9LT

    5 sales, median £335,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2025Latest 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.

Sale price has at least doubled since 2001.

Sales timeline

  1. 26 October 2022Most recent

    £330,000

    +83.3%over 10 years

  2. 18 November 2011

    £180,000

    +46.4%over 10 years

  3. 5 July 2001

    £122,950

Median price across the last 5 sales in RG2 9LT: £335,000 (2025–2022).

Risks

What this page doesn't show

2 potential issues have already been flagged for 21 Valon Road, Arborfield, Reading, RG2 9LT. 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 21 Valon Road

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

21 Valon Road is a two-bedroom mid-terrace house in Arborfield, Reading, Reading (RG2 9LT). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (June 2022) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2010. Between certificates, roof efficiency went from Average to Good and lighting went from Poor to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump.

Across 2001–2022, sale prices on this property compounded at 4.7% per year. Today's modelled estimate of £363,000 is 10% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£403/sq ft) was about 103.2% above the typical sold price in the postcode. Most recent transfer: October 2022 at £330,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count.

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
  • Open-plan layoutYes
  • Dining roomYes

Outside

  • Private gardenRear
  • GarageEn bloc

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 21 Valon 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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Jun 2022

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 12 June 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2022from Apr 2010
Roof
AverageGood

Roof insulation improved

Low Energy Lighting
10%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 21 Valon Road, Arborfield, Reading, RG2 9LT, sourced from the PlanIt planning register.

21 Valon 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 Valon Road homes

Four headline reads against 40 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², 21 Valon Road stands well clear of the street.

Price per m²

£4,342

Street avg £2,878

Strongly above

Floor Area

76 m²

Street avg 78 m²

Below

Habitable Rooms

4 rooms

Street avg 4 rooms

On par

CO₂ Emissions

3.1 t/year

Street avg 3.1 t/year

On par
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

0.2 km

Hill Road — bus stop.

Closest school

0.9 km

Bohunt School Wokingham. 4 schools nearby.

Nearest schools

  • Bohunt School WokinghamSecondary950m
  • The Coombes Church of England Primary SchoolPrimary1.1km
  • Farley Hill Primary SchoolPrimary1.9km
  • Gorse Ride Junior SchoolPrimary2.9km

Nearest stops

  • Hill RoadBus stop210m
  • Rickman CloseBus stop221m
  • Biggs LaneBus stop315m
  • Biggs LaneBus stop321m

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 9LT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG2 9LT

Daytime· 07:00 – 23:00

51.9dB

Low
Night-time road noise heatmap for RG2 9LT

Night-time· 23:00 – 07:00

41.8dB

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 3 Building Survey

Late 20th centuryMid-Terrace HouseEPC DExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £955 · 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
£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

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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 21 Valon Road is modelled from its 76 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG2 9LT. 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. 3 sales are recorded for 21 Valon 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 21 Valon Road was lodged in June 2022 at band D and is valid until June 2032. 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 21 Valon 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 9LT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
21 Valon 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 21 Valon Road, Arborfield, Reading, RG2 9LT. Each answer is also embedded as structured data for search engines.

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