Model valuation£417,0008 Busby Close
Local market context
11 Link Way, Arborfield Cross, Reading, RG2 9PD
Estimated value
£440,000
- Since the 2021 sale (£375,000)+17%
- Against RG2 9PD's recent median (£422,500)+4%
Newest record on this page: May 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
91 m²
980 sq ft
Energy rating
D
Score 63
Council tax
Band D
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
£440,000
- Against its 2021 sale (£375,000)+17%
- Against RG2 9PD's recent median (£422,500)+4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Link Way is modelled from its 91 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9PD. 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
91 m² from the EPC lodged in September 2020
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in RG2 9PD
5 sales, median £422,500 (2023–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
31 March 2021Most recent
£375,000
Median price across the last 5 sales in RG2 9PD: £422,500 (2023–2019).
Nearby sales in RG2 9PD
20 Link Way, Arborfield Cross, Reading, RG2 9PD
Sold May 2023
£572,00018 Link Way, Arborfield Cross, Reading, RG2 9PD
Sold Feb 2023
£422,50012 Link Way, Arborfield Cross, Reading, RG2 9PD
Sold Dec 2022
£571,0805 Link Way, Arborfield Cross, Reading, RG2 9PD
Sold Dec 2019
£380,00015 Link Way, Arborfield Cross, Reading, RG2 9PD
Sold Apr 2019
£400,000
What this page doesn't show
2 potential issues have already been flagged for 11 Link Way, Arborfield Cross, Reading, RG2 9PD. 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 Link Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Link Way is a three-bedroom semi-detached house in Arborfield Cross, Reading, Reading (RG2 9PD). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (September 2020) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump.
Today's modelled estimate of £440,000 is 17.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£383/sq ft) was about 27.2% above the typical sold price in the postcode. Most recent transfer: March 2021 at £375,000. 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
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- Private gardenRear
- ParkingOff road
Before you decide
Everything you need to know about 11 Link Way
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
Sept 2020EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 September 2030
Planning history
Applications and permits filed against 11 Link Way, Arborfield Cross, Reading, RG2 9PD, sourced from the PlanIt planning register.
11 Link Way 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 Link Way homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
11 Link Way is notably below the street on habitable rooms.
Price per m²
£4,121
Street avg £3,700
Floor Area
91 m²
Street avg 108 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.1 t/year
Street avg 4.4 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
0.2 km
British Legion — bus stop.
Closest school
0.2 km
The Coombes Church of England Primary School. 4 schools nearby.
Nearest schools
- The Coombes Church of England Primary SchoolPrimary207m
- Bohunt School WokinghamSecondary1.9km
- Farley Hill Primary SchoolPrimary2.6km
- Shinfield St Mary's CofE Junior SchoolPrimary2.9km
Nearest stops
- British LegionBus stop198m
- The SwanBus stop225m
- Ducks Nest FarmBus stop498m
- Sindlesham Road SouthBus stop603m
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 9PD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.8dB
Night-time· 23:00 – 07:00
39.4dB
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 2 HomeBuyer Report
Late 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.
£652k
1 Appleton Way, Shinfield
RG2 9RN
3 bed
£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
£724k
1 Arbery Way, Arborfield
RG2 9FG
5 bed3 bath
£449k
1 Bramshill Close, Arborfield
RG2 9PT
£460k
1 Blackthorn, Shinfield
RG2 9GH
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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 Link Way is modelled from its 91 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9PD. 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 11 Link Way. 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 Link Way was lodged in September 2020 at band D and is valid until September 2030. 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 Link Way. 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 9PD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Link Way is in council tax band D. 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 Link Way, Arborfield Cross, Reading, RG2 9PD. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 9PDSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 11 Link Way, Arborfield Cross, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales