Model valuation£417,0008 Busby Close
Local market context
8 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX
4 planning records
Estimated value
£595,000
- Since the 2020 sale (£530,000)+12%
- Against RG2 9PX's recent median (£275,000)+116%
Newest record on this page: January 2025. 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
143 m²
1539 sq ft
Energy rating
D
Score 65
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
£595,000
- Against its 2020 sale (£530,000)+12%
- Against RG2 9PX's recent median (£275,000)+116%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Hillcrest is modelled from its 143 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9PX. 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
143 m² from the EPC lodged in August 2020
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in RG2 9PX
5 sales, median £275,000 (2025–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
Latest sale on 8 Hillcrest was the highest on Land Registry record across the postcode.
Sales timeline
25 November 2020Most recent
£530,000
+215.5%over 20 years19 April 2000
£168,000
Median price across the last 5 sales in RG2 9PX: £275,000 (2025–2010).
Nearby sales in RG2 9PX
6 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX
Sold Jan 2025
£329,5001 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX
Sold May 2015
£342,0004 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX
Sold May 2012
£245,0003 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX
Sold Aug 2011
£221,0007 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX
Sold Jun 2010
£275,000
What this page doesn't show
2 potential issues have already been flagged for 8 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX. 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 8 Hillcrest
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Hillcrest is a three-bedroom semi-detached house in Arborfield Cross, Reading, Reading (RG2 9PX). It has a recorded floor area of 143 m² (around 1539 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (August 2020) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. Period features are noted in the property record.
At 143 m² the property is well over the postcode median (101 m² across 5 EPCs), placing it in the larger end of the local stock. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2000–2020, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £595,000 is 12.3% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£344/sq ft) was about 67.6% above the typical sold price in the postcode. Last sale on file: £530,000 in November 2020.
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 gardenYes
- DrivewayYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 8 Hillcrest
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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
Aug 2020EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 August 2030
Planning history
Applications and permits filed against 8 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX, sourced from the PlanIt planning register.
8 Hillcrest has been extended on multiple sides of the property across separate planning applications.
4 applications on record at 8 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX
4decisions3extensions16documents9nearby
- May 2002RenovationFullOutcome in report
Proposed new pitched roof on existing flat roof dormer and new window in side elevation (kitchen).
- Documents
- 1 doc on file
- Reference
- 020935
- More recent applications — locked
- ExtensionMar 2007Decision
- ExtensionFeb 2006Decision
+ 1 more application in the report
Unlock 8 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 9 notable nearby
- The 16 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Hillcrest homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 8 Hillcrest stands well clear of the street.
Price per m²
£3,706
Street avg £2,667
Floor Area
143 m²
Street avg 107 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
4.8 t/year
Street avg 5.9 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
British Legion — bus stop.
Closest school
0.3 km
The Coombes Church of England Primary School. 4 schools nearby.
Nearest schools
- The Coombes Church of England Primary SchoolPrimary322m
- Bohunt School WokinghamSecondary1.8km
- Farley Hill Primary SchoolPrimary2.5km
- Shinfield St Mary's CofE Junior SchoolPrimary2.9km
Nearest stops
- British LegionBus stop88m
- The SwanBus stop304m
- Ducks Nest FarmBus stop406m
- Rickman CloseBus stop620m
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 9PX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.1dB
Night-time· 23:00 – 07:00
40.5dB
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
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
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
£565k
1 Bentley Drive, Arborfield
RG2 9FH
4 bed2 bath
£553k
1 Barker Close, Arborfield
RG2 9NQ
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
£598k
1 Allen Way, Shinfield
RG2 9RB
£584k
1 Bland Way, Shinfield
RG2 9SL
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 8 Hillcrest is modelled from its 143 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9PX. 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. 2 sales are recorded for 8 Hillcrest. 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 8 Hillcrest was lodged in August 2020 at band D and is valid until August 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. 4 applications are matched to 8 Hillcrest. 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 9PX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Hillcrest 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 8 Hillcrest, Eversley Road, Arborfield Cross, Reading, RG2 9PX. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG2 9PXSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 8 Hillcrest, Eversley Road, 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