Model valuation£417,0008 Busby Close
Local market context
12 Rickman Close, Arborfield Cross, Reading, RG2 9PS
1 planning record
Estimated value
£805,000
- Against RG2 9PS's recent median (£480,000)+68%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
156 m²
1679 sq ft
Energy rating
D
Score 67
Council tax
Band G
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
£805,000
- Against RG2 9PS's recent median (£480,000)+68%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Rickman Close is modelled from its 156 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9PS. 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
156 m² from the EPC lodged in December 2025
Sales of this home
No sale recorded since 1995
Recent sales in RG2 9PS
5 sales, median £480,000 (2021–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2021 | 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.
12 Rickman Close has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG2 9PS: £480,000 (2021–2015).
Nearby sales in RG2 9PS
7 Rickman Close, Arborfield Cross, Reading, RG2 9PS
Sold Jan 2021
£325,0001 Rickman Close, Arborfield Cross, Reading, RG2 9PS
Sold Jun 2019
£600,00011 Rickman Close, Arborfield Cross, Reading, RG2 9PS
Sold Apr 2017
£480,0002 Rickman Close, Arborfield Cross, Reading, RG2 9PS
Sold Jan 2014
£360,0008 Rickman Close, Arborfield Cross, Reading, RG2 9PS
Sold Nov 2013
£237,500
What this page doesn't show
2 potential issues have already been flagged for 12 Rickman Close, Arborfield Cross, Reading, RG2 9PS. 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 12 Rickman Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Rickman Close is a detached house in Arborfield Cross, Reading, Reading (RG2 9PS). It has a recorded floor area of 156 m² (around 1679 sq ft), construction records dating it to 1930-1949 and council tax band G. The latest certificate (December 2025) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (October 2015); the latest reading is one band lower. Between certificates, hot-water efficiency went from Good to Very Good; while window efficiency dropped from Good to Average and lighting dropped from Very Good to Average. The recommended improvements would push it to C (score 74).
At 156 m² the property is well over the postcode median (90 m² across 10 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2021. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 12 Rickman Close
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.
Current Certificate(1 of 2)
Dec 2025
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 December 2035
Property Improvements
Changes detected from historical EPC data
Dec 2025from Oct 2015
EPC improved fromC70toD67
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Hot Water
Main SystemSolar
Hot water system upgraded
Renewable Energy
NoneSolar PV + Solar HW
Solar PV panels (50 kWp) and Solar water heating installed
Planning history
Applications and permits filed against 12 Rickman Close, Arborfield Cross, Reading, RG2 9PS, sourced from the PlanIt planning register.
12 Rickman Close has an approved single-storey rear extension on the planning record.
1 application on record at 12 Rickman Close, Arborfield Cross, Reading, RG2 9PS
1decisions1extensions10documents9nearby
- Jun 2021ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Householder application for the proposed erection of a single storey rear extension with first floor balcony area to the rear, plus changes to fenestration.
- Documents
- 10 docs on file
- Reference
- 211478
Unlock 12 Rickman Close, Arborfield Cross, Reading, RG2 9PS'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 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Rickman Close homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 12 Rickman Close runs comfortably ahead of the street norm.
EPC Rating
67 (D)
Street avg 64 (D)
Floor Area
156 m²
Street avg 102 m²
CO₂ Emissions
4.9 t/year
Street avg 4.1 t/year
Habitable Rooms
7 rooms
Street avg 5 rooms
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.
Crime
327/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Rickman Close — bus stop.
Closest school
0.8 km
The Coombes Church of England Primary School. 3 schools nearby.
Nearest schools
- The Coombes Church of England Primary SchoolPrimary817m
- Bohunt School WokinghamSecondary1.3km
- Farley Hill Primary SchoolPrimary2.1km
Nearest stops
- Rickman CloseBus stop96m
- Ducks Nest FarmBus stop119m
- Hill RoadBus stop234m
- British LegionBus stop437m
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 9PS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.6dB
Night-time· 23:00 – 07:00
41.8dB
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 3 Building Survey
Early 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
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 Bushell Way, Arborfield
RG2 9FQ
4 bed3 bath
£724k
1 Arbery Way, Arborfield
RG2 9FG
5 bed3 bath
£708k
1 Brook Cottages, Hughes Green, Arborfield
RG2 9JE
£703k
1 Austen Grove, Arborfield Green
RG2 9UP
4 bed2 bath
£661k
1 Aragon Crescent, Shinfield
RG2 9YH
£659k
1 Ambler Drive, Arborfield Green
RG2 9TL
£653k
1 Bolton Drive, Shinfield
RG2 9RD
£652k
1 Appleton Way, Shinfield
RG2 9RN
3 bed
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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 12 Rickman Close is modelled from its 156 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9PS. 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. No sale is recorded for 12 Rickman Close, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 12 Rickman Close was lodged in December 2025 at band D and is valid until December 2035. 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 12 Rickman Close. 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 9PS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Rickman Close is in council tax band G. 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 12 Rickman Close, Arborfield Cross, Reading, RG2 9PS. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 9PSSold prices, values and energy ratings for the postcode
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- 12 Rickman Close, Arborfield Cross, Reading valuationHow the estimate is built and what moves it
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