Model valuation£417,0008 Busby Close
Local market context
11 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB
3 sales on record5 planning records
Estimated value
£421,000
- Since the 2021 sale (£425,000)-1%
- Against RG2 9PB's recent median (£445,000)-5%
Newest record on this page: September 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
4
Bathroom
1
Floor area
149 m²
1604 sq ft
Energy rating
D
Score 68
Council tax
Band B
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
£421,000
- Against its 2021 sale (£425,000)-1%
- Against RG2 9PB's recent median (£445,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Anderson Crescent is modelled from its 149 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG2 9PB. 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
149 m² from the EPC lodged in February 2016
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in RG2 9PB
5 sales, median £445,000 (2023–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 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.
11 Anderson Crescent has more than doubled in price since the earliest registered sale in 2006.
Sales timeline
16 March 2021Most recent
£425,000
+8.1%over 4 years2 June 2016
£393,000
+87.1%over 9 years5 October 2006
£210,000
Median price across the last 5 sales in RG2 9PB: £445,000 (2023–2017).
Nearby sales in RG2 9PB
10 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB
Sold Sept 2023
£615,00012 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB
Sold Sept 2019
£445,0001 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB
Sold Feb 2019
£299,00015 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB
Sold Jul 2017
£380,0002 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB
Sold Apr 2017
£500,000
What this page doesn't show
2 potential issues have already been flagged for 11 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB. 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 11 Anderson Crescent
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Anderson Crescent is a four-bedroom mid-terrace house in Arborfield Cross, Reading, Reading (RG2 9PB). It has a recorded floor area of 149 m² (around 1604 sq ft), construction records dating it to 1967-1975 and council tax band B. The latest certificate (February 2016) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from February 2016, so improvements made since then won't be reflected.
At 149 m² the property is well over the postcode median (115 m² across 12 EPCs), placing it in the larger end of the local stock. 5 planning records sit against the property, 3 approved, 2 refused. Past consents include subdivision, meaningful when judging how the property has evolved. Across 2006–2021, sale prices on this property compounded at 5% per year. On a £-per-square-foot basis, the last sale (£265/sq ft) was about 42% above the typical sold price in the postcode. Last sale on file: £425,000 in March 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bathrooms1
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- ParkingOff street
Before you decide
Everything you need to know about 11 Anderson 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Feb 2026
Current Certificate
Feb 2016EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 February 2026
Planning history
Applications and permits filed against 11 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
5 applications on record at 11 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB
5decisions44documents9nearby
Flagged:Subdivision
- Dec 2004ConditionsOutcome in report
Proposed variation to condition 6 of consent 26260 to allow sale of house with out the annexe.
- Documents
- 5 docs on file
- Reference
- 040505
- More recent applications — locked
- ConversionDec 2005Decision
- ConversionAug 2005Decision
+ 2 more applications in the report
Unlock 11 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 9 notable nearby
- The 44 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Anderson Crescent homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 11 Anderson Crescent lags the street by a wide margin.
Price per m²
£2,852
Street avg £2,948
Floor Area
149 m²
Street avg 119 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
5.1 t/year
Street avg 4.0 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
0.1 km
The Swan — bus stop.
Closest school
0.1 km
The Coombes Church of England Primary School. 4 schools nearby.
Nearest schools
- The Coombes Church of England Primary SchoolPrimary103m
- Bohunt School WokinghamSecondary2.0km
- Farley Hill Primary SchoolPrimary2.7km
- Shinfield St Mary's CofE Junior SchoolPrimary2.9km
Nearest stops
- The SwanBus stop132m
- British LegionBus stop295m
- Sindlesham Road SouthBus stop498m
- Ducks Nest FarmBus stop601m
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 9PB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.1dB
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
Late 20th centuryMid-Terrace 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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1 Bentley Drive, Arborfield
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£756k
1 Bushell Way, Arborfield
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£652k
1 Appleton Way, Shinfield
RG2 9RN
3 bed
£724k
1 Arbery Way, Arborfield
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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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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 Anderson Crescent is modelled from its 149 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG2 9PB. 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. 3 sales are recorded for 11 Anderson 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 11 Anderson Crescent was lodged in February 2016 at band D and expired in February 2026, 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. 5 applications are matched to 11 Anderson 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 4 schools and 30 stops listed are measured in a straight line from RG2 9PB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Anderson Crescent is in council tax band B. 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 Anderson Crescent, Arborfield Cross, Reading, RG2 9PB. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 9PBSold prices, values and energy ratings for the postcode
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- 11 Anderson Crescent, Arborfield Cross, Reading valuationHow the estimate is built and what moves it
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