Model valuation£417,0008 Busby Close
Local market context
21 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA
3 planning records
Estimated value
£371,000
- Since the 2014 sale (£250,000)+48%
- Against RG2 9PA's recent median (£380,000)-2%
Newest record on this page: February 2024. 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
94 m²
1012 sq ft
Energy rating
E
Score 49
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
£371,000
- Against its 2014 sale (£250,000)+48%
- Against RG2 9PA's recent median (£380,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Emblen Crescent is modelled from its 94 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
94 m² from the EPC lodged in April 2011
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in RG2 9PA
5 sales, median £380,000 (2024–2010)
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 of 3 applications | 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.
21 Emblen Crescent valuation sits well clear of the typical sold price in this postcode.
Sales timeline
21 August 2014Most recent
£250,000
Median price across the last 5 sales in RG2 9PA: £380,000 (2024–2010).
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
£380,00022 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA
Sold Feb 2010
£228,000
What this page doesn't show
2 potential issues have already been flagged for 21 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 21 Emblen Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Emblen Crescent is a two-bedroom mid-terrace house in Arborfield Cross, Reading, Reading (RG2 9PA). It has a recorded floor area of 94 m² (around 1012 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (April 2011) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 70), a 2-band jump. The latest certificate is from April 2011, so improvements made since then won't be reflected.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £371,000 is 48.4% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£247/sq ft) was about 18.8% above the typical sold price in the postcode. 12 years since the last transfer (August 2014).
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
Outside
- Private gardenSouth-facing
- GarageYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 21 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.
21 Emblen Crescent sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Apr 2021
Current Certificate
Apr 2011EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
6.0 t/year
Occupancy
Rented
Certificate validity
Expired on 26 April 2021
Planning history
Applications and permits filed against 21 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA, sourced from the PlanIt planning register.
21 Emblen Crescent has 2 separate extension applications on the council record.
3 applications on record at 21 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA
3decisions3extensions24documents9nearby
- Dec 2017Loft ConversionOutlineOutcome in report
Application for a Certificate of Lawfulness for the proposed conversion of loft space to create habitable accommodation.
- Documents
- 7 docs on file
- Reference
- 173514
- More recent applications — locked
- ExtensionJun 2018Decision
- ExtensionJan 2018Decision
Unlock 21 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 (3 on record)
- All 3 applications on this property in full, plus 9 notable nearby
- The 24 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.
EPC Rating for 21 Emblen Crescent lags the street by a wide margin.
Price per m²
£2,659
Street avg £3,362
Floor Area
94 m²
Street avg 83 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
6.0 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.
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
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Mid 20th centuryMid-Terrace HouseEPC E
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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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1 Barker Close, Arborfield
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£364k
1 Bridge Farm Cottages, Reading Road, Arborfield
RG2 9HT
£384k
1 Beales Grove, Shinfield
RG2 9RQ
£350k
1 Anderson Crescent, Arborfield Cross
RG2 9PB
£345k
1 Brant Close, Arborfield Cross
RG2 9PF
£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 21 Emblen Crescent is modelled from its 94 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 21 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 21 Emblen Crescent was lodged in April 2011 at band E and expired in April 2021, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 21 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
- 21 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 21 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 9PASold prices, values and energy ratings for the postcode
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