Model valuation£417,0008 Busby Close
Local market context
18 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA
1 planning record
Estimated value
£431,000
- Since the 2006 sale (£225,950)+91%
- Against RG2 9PA's recent median (£380,000)+13%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
102 m²
1098 sq ft
Energy rating
D
Score 67
Council tax
Band C
Tenure
Private Rental
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
£431,000
- Against its 2006 sale (£225,950)+91%
- Against RG2 9PA's recent median (£380,000)+13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 18 Emblen Crescent is modelled from its 102 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9PA. 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
102 m² from the EPC lodged in March 2026
Sales of this home
1 sale recorded, the latest in 2006
Recent sales in RG2 9PA
5 sales, median £380,000 (2024–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
18 Emblen Crescent valuation sits well clear of the typical sold price in this postcode.
Sales timeline
25 May 2006Most recent
£225,950
Median price across the last 5 sales in RG2 9PA: £380,000 (2024–2014).
Nearby sales in RG2 9PA
16 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA
Sold Feb 2024
£460,00013 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA
Sold Jan 2023
£495,00014 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA
Sold Mar 2021
£365,0009 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA
Sold Mar 2021
£380,00021 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA
Sold Aug 2014
£250,000
What this page doesn't show
2 potential issues have already been flagged for 18 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA. 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 18 Emblen Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
18 Emblen Crescent is a three-bedroom semi-detached house in Arborfield Cross, Reading, Reading (RG2 9PA). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (March 2026) 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 September 2009. Between certificates, lighting went from Average to Good; while window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 83), a 2-band jump. This certificate was lodged in the last six months, so the rating reflects current condition.
It hasn't traded since May 2006, a hold of 20 years that's notably long for the area. Today's modelled estimate of £431,000 sits 90.8% above the 2006 sale of £225,950. On a £-per-square-foot basis, the last sale (£206/sq ft) was about 16.7% below the postcode norm. One planning record on file: an extension approved in 2024. Past consents include an extension, meaningful when judging how the property has evolved. At 102 m² it's 17.2% larger than the typical home in the postcode (87 m² median across 18 EPCs).
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
- Bedrooms3
- Dining roomYes
Outside
- Private gardenYes
- ParkingOff road
Building
- RefurbishedYes
Before you decide
Everything you need to know about 18 Emblen Crescent
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 2)
Mar 2026
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Rented
Certificate validity
Valid until 5 March 2036
Property Improvements
Changes detected from historical EPC data
Mar 2026from Sept 2009
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Low Energy Lighting
40%100%
More low energy lighting installed
Planning history
Applications and permits filed against 18 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA, sourced from the PlanIt planning register.
18 Emblen Crescent has an approved single-storey rear extension on the planning record.
1 application on record at 18 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA
1decisions1extensions8documents9nearby
- Nov 2024ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Application for the prior approval of the erection of a single storey rear extension, which would extend beyond the rear wall of the original house by 6.00m, for which the maximum height would be 3.20m and the height of the eaves 3.00m.
- Documents
- 8 docs on file
- Reference
- 242626
Unlock 18 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 9 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Emblen Crescent homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
18 Emblen Crescent outperforms the street on years held by a wide margin.
Price per m²
£2,215
Street avg £3,425
Floor Area
102 m²
Street avg 83 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.7 t/year
Street avg 3.2 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.
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
The Swan — bus stop.
Closest school
0.2 km
The Coombes Church of England Primary School. 3 schools nearby.
Nearest schools
- The Coombes Church of England Primary SchoolPrimary210m
- Bohunt School WokinghamSecondary1.9km
- Farley Hill Primary SchoolPrimary2.7km
Nearest stops
- The SwanBus stop277m
- British LegionBus stop326m
- Sindlesham Road SouthBus stop572m
- Ducks Nest FarmBus stop581m
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 9PA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.8dB
Night-time· 23:00 – 07:00
38.8dB
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 2 HomeBuyer Report
Mid 20th centurySemi-Detached HouseEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 18 Emblen Crescent is modelled from its 102 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9PA. 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. 1 sale is recorded for 18 Emblen Crescent. 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 18 Emblen Crescent was lodged in March 2026 at band D and is valid until March 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 18 Emblen Crescent. 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 3 schools and 30 stops listed are measured in a straight line from RG2 9PA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 18 Emblen Crescent 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 18 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA. Each answer is also embedded as structured data for search engines.
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