Model valuation£417,0008 Busby Close
Local market context
11 Buttenshaw Avenue, Arborfield, Reading, RG2 9LY
Estimated value
£938,000
- Against RG2 9LY's recent median (£615,000)+53%
Newest record on this page: March 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
213 m²
2293 sq ft
Energy rating
D
Score 64
Council tax
Band F
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
£938,000
- Against RG2 9LY's recent median (£615,000)+53%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Buttenshaw Avenue is modelled from its 213 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9LY. 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
213 m² from the EPC lodged in July 2019
Sales of this home
No sale recorded since 1995
Recent sales in RG2 9LY
5 sales, median £615,000 (2023–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2023 | 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.
11 Buttenshaw Avenue has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG2 9LY: £615,000 (2023–2021).
Nearby sales in RG2 9LY
23 Buttenshaw Avenue, Arborfield, Reading, RG2 9LY
Sold Mar 2023
£635,00025 Buttenshaw Avenue, Arborfield, Reading, RG2 9LY
Sold Jun 2022
£635,00017 Buttenshaw Avenue, Arborfield, Reading, RG2 9LY
Sold Nov 2021
£610,00021 Buttenshaw Avenue, Arborfield, Reading, RG2 9LY
Sold Nov 2021
£615,00019 Buttenshaw Avenue, Arborfield, Reading, RG2 9LY
Sold Aug 2021
£610,000
What this page doesn't show
2 potential issues have already been flagged for 11 Buttenshaw Avenue, Arborfield, Reading, RG2 9LY. 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
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About 11 Buttenshaw Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Buttenshaw Avenue is a detached house in Arborfield, Reading, Reading (RG2 9LY). It has a recorded floor area of 213 m² (around 2293 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (July 2019) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78).
At 213 m² the property is well over the postcode median (137 m² across 20 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about 11 Buttenshaw Avenue
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.
11 Buttenshaw Avenue's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jul 2019EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
8.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 July 2029
Planning history
Applications and permits filed against 11 Buttenshaw Avenue, Arborfield, Reading, RG2 9LY, sourced from the PlanIt planning register.
11 Buttenshaw Avenue 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 Buttenshaw Avenue homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
11 Buttenshaw Avenue outperforms the street on floor area by a wide margin.
EPC Rating
64 (D)
Street avg 69 (C)
Floor Area
213 m²
Street avg 152 m²
CO₂ Emissions
8.1 t/year
Street avg 5.0 t/year
Habitable Rooms
8 rooms
Street avg 7 rooms
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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
327/mo
Falling year-on-year across the wider district.
Nearest stop
0.3 km
Biggs Lane — bus stop.
Closest school
0.5 km
Bohunt School Wokingham. 6 schools nearby.
Nearest schools
- Bohunt School WokinghamSecondary535m
- The Coombes Church of England Primary SchoolPrimary1.5km
- Farley Hill Primary SchoolPrimary2.0km
- Gorse Ride Junior SchoolPrimary2.4km
Nearest stops
- Biggs LaneBus stop287m
- Biggs LaneBus stop302m
- Sheerlands RoadBus stop323m
- Sheerlands RoadBus stop359m
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 9LY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.4dB
Night-time· 23:00 – 07:00
37.4dB
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 centuryDetached 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 £1,495 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1m
1 Archer Grove, Arborfield Green
RG2 9TB
£756k
1 Bushell Way, Arborfield
RG2 9FQ
4 bed3 bath
£724k
1 Arbery Way, Arborfield
RG2 9FG
5 bed3 bath
£708k
1 Brook Cottages, Hughes Green, Arborfield
RG2 9JE
£703k
1 Austen Grove, Arborfield Green
RG2 9UP
4 bed2 bath
£661k
1 Aragon Crescent, Shinfield
RG2 9YH
£659k
1 Ambler Drive, Arborfield Green
RG2 9TL
£653k
1 Bolton Drive, Shinfield
RG2 9RD
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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 11 Buttenshaw Avenue is modelled from its 213 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9LY. 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. No sale is recorded for 11 Buttenshaw Avenue, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 11 Buttenshaw Avenue was lodged in July 2019 at band D and is valid until July 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 11 Buttenshaw Avenue. 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 6 schools and 30 stops listed are measured in a straight line from RG2 9LY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Buttenshaw Avenue is in council tax band F. 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 11 Buttenshaw Avenue, Arborfield, Reading, RG2 9LY. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 9LYSold prices, values and energy ratings for the postcode
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- 11 Buttenshaw Avenue, Arborfield, Reading valuationHow the estimate is built and what moves it
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