Model valuation£417,0008 Busby Close
Local market context
3 Valon Road, Arborfield, Reading, RG2 9LT
4 sales on record
Estimated value
£362,000
- Since the 2022 sale (£335,000)+8%
- 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.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
77 m²
829 sq ft
Energy rating
D
Score 65
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
£362,000
- Against its 2022 sale (£335,000)+8%
- 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 3 Valon Road is modelled from its 77 m² EPC floor area, its 4 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
77 m² from the EPC lodged in February 2022
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in RG2 9LT
5 sales, median £335,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | 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
6 July 2022Most recent
£335,000
+19.6%over 5 years15 June 2017
£280,000
+80.7%over 12 years5 August 2004
£154,950
+59.8%over 4 years3 August 2000
£96,950
Median price across the last 5 sales in RG2 9LT: £335,000 (2025–2022).
Nearby sales in RG2 9LT
11 Valon Road, Arborfield, Reading, RG2 9LT
Sold Aug 2025
£381,25016 Valon Road, Arborfield, Reading, RG2 9LT
Sold Oct 2023
£305,00021 Valon Road, Arborfield, Reading, RG2 9LT
Sold Oct 2022
£330,0005 Valon Road, Arborfield, Reading, RG2 9LT
Sold Oct 2022
£340,00012 Valon Road, Arborfield, Reading, RG2 9LT
Sold Sept 2022
£335,000
What this page doesn't show
2 potential issues have already been flagged for 3 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
About 3 Valon Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
3 Valon Road is a two-bedroom mid-terrace house in Arborfield, Reading, Reading (RG2 9LT). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (February 2022) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since February 2009. Between certificates, hot-water efficiency went from Average to Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 81), a 2-band jump.
Most recent transfer: July 2022 at £335,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 2000–2022, sale prices on this property compounded at 5.8% per year. On a £-per-square-foot basis, the last sale (£404/sq ft) was about 103.4% 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
- EnsuiteYes
- StudyYes
Before you decide
Everything you need to know about 3 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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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 3)
Feb 2022
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 February 2032
Property Improvements
Changes detected from historical EPC data
Sept 2011from Feb 2009
Heating Controls
Full ControlFull
Heating controls changed
Windows
SecondaryFull Double
Windows upgraded, improving insulation
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
100%60%
Low energy lighting percentage decreased
Ventilation
MVHRNatural
Ventilation system changed
Feb 2022from Sept 2011
Hot Water
AverageGood
Hot water efficiency improved
Low Energy Lighting
60%90%
More low energy lighting installed
Planning history
Applications and permits filed against 3 Valon Road, Arborfield, Reading, RG2 9LT, sourced from the PlanIt planning register.
3 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.
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, 3 Valon Road stands well clear of the street.
Price per m²
£4,351
Street avg £2,877
Floor Area
77 m²
Street avg 78 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.2 t/year
Street avg 3.1 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
0.2 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.
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· 07:00 – 23:00
51.9dB
Night-time· 23:00 – 07:00
41.8dB
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 3 Building Survey
Early 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
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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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 3 Valon Road is modelled from its 77 m² EPC floor area, its 4 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. 4 sales are recorded for 3 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 3 Valon Road was lodged in February 2022 at band D and is valid until February 2032. 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 3 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
- 3 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 3 Valon Road, Arborfield, Reading, RG2 9LT. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 9LTSold prices, values and energy ratings for the postcode
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- 3 Valon 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