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22 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA

2 planning records

Estimated value

£407,000

  • Since the 2010 sale (£228,000)+79%
  • Against RG2 9PA's recent median (£380,000)+7%

Newest record on this page: February 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
End terrace
Bedrooms
4
Floor area
112 m²
1204 sq ft
Energy rating
D
Score 65
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

£407,000

  • Against its 2010 sale (£228,000)+79%
  • Against RG2 9PA's recent median (£380,000)+7%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 Emblen Crescent is modelled from its 112 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

    112 m² from the EPC lodged in July 2009

  • Sales of this home

    1 sale recorded, the latest in 2010

  • Recent sales in RG2 9PA

    5 sales, median £380,000 (2024–2014)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull 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.

22 Emblen Crescent valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 26 February 2010Most recent

    £228,000

Median price across the last 5 sales in RG2 9PA: £380,000 (2024–2014).

Risks

What this page doesn't show

2 potential issues have already been flagged for 22 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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Overview

About 22 Emblen Crescent

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

22 Emblen Crescent is a four-bedroom end-of-terrace house in Arborfield Cross, Reading, Reading (RG2 9PA). It has a recorded floor area of 112 m² (around 1204 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (July 2009) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 70). The latest certificate is from July 2009, so improvements made since then won't be reflected.

Held since February 2010 — that's 16 years off the open market, well above the local norm. Today's modelled estimate of £407,000 sits 78.5% above the 2010 sale of £228,000. On a £-per-square-foot basis, the last sale (£189/sq ft) was about 23.3% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. At 112 m² it's 28.5% larger than the typical home in the postcode (87 m² median across 18 EPCs).

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

  • Bedrooms4
Before you decide

Everything you need to know about 22 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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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.

22 Emblen Crescent's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 21 Jul 2019

Current Certificate
Jul 2009

EPC Rating

A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Poor
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 21 July 2019

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 22 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

2 applications on record at 22 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA

2decisions1extensions27documents9nearby
Flagged:Demolition
  1. Feb 2015
    Full
    Outcome in report

    Proposed installation of paved drive for 2 vehicles and turning circle with new access and dropped kerb. Removal of existing high hedge and replacement with new hedge (slow growing) to front & side.

    Documents
    12 docs on file
    Reference
    140596
    Full record in report
  2. More recent applications — locked
  3. DemolitionDecision

Unlock 22 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 (2 on record)
  • All 2 applications on this property in full, plus 9 notable nearby
  • The 27 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Emblen Crescent homes

Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.

On floor area, 22 Emblen Crescent stands well clear of the street.

Price per m²

£2,039

Street avg £3,450

Strongly below

Floor Area

112 m²

Street avg 82 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

4.7 t/year

Street avg 3.2 t/year

Strongly below
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

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.

Noise

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 road noise heatmap for RG2 9PA

Daytime· 07:00 – 23:00

46.8dB

Low
Night-time road noise heatmap for RG2 9PA

Night-time· 23:00 – 07:00

38.8dB

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 2 HomeBuyer Report

Mid 20th centuryEnd-Terrace HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £695 · 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.
£553k

1 Barker Close, Arborfield

RG2 9NQ

4 bed2 bath
£565k

1 Bentley Drive, Arborfield

RG2 9FH

4 bed2 bath
£703k

1 Austen Grove, Arborfield Green

RG2 9UP

4 bed2 bath
£756k

1 Bushell Way, Arborfield

RG2 9FQ

4 bed3 bath
£652k

1 Appleton Way, Shinfield

RG2 9RN

3 bed
£724k

1 Arbery Way, Arborfield

RG2 9FG

5 bed3 bath

1 Arborfield Court, Swallowfield Road, Arborfield

RG2 9JU

4 bed2 bath
£402k

1 Aphelion Way, Shinfield

RG2 9FR

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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 22 Emblen Crescent is modelled from its 112 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 22 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 22 Emblen Crescent was lodged in July 2009 at band D and expired in July 2019, 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. 2 applications are matched to 22 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
22 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Emblen Crescent, Arborfield Cross, Reading, RG2 9PA. Each answer is also embedded as structured data for search engines.

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