Model valuation£417,0008 Busby Close
Local market context
11 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY
Extendable2 planning records
Estimated value
£390,000
- Since the 2019 sale (£360,000)+8%
- Against RG2 9PY's recent median (£435,000)-10%
Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Floor area
65 m²
700 sq ft
Energy rating
D
Score 67
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
£390,000
- Against its 2019 sale (£360,000)+8%
- Against RG2 9PY's recent median (£435,000)-10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 11 Melrose Gardens is modelled from its 65 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9PY. 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
65 m² from the EPC lodged in March 2015
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in RG2 9PY
5 sales, median £435,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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 Melrose Gardens valuation sits well clear of the typical sold price in this postcode.
Sales timeline
8 October 2019Most recent
£360,000
Median price across the last 5 sales in RG2 9PY: £435,000 (2024–2022).
Nearby sales in RG2 9PY
67 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY
Sold Dec 2024
£376,00041 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY
Sold Aug 2024
£490,00013 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY
Sold Apr 2024
£435,00023 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY
Sold Apr 2022
£448,25063 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY
Sold Feb 2022
£342,000
What this page doesn't show
2 potential issues have already been flagged for 11 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY. 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 Melrose Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Melrose Gardens is a two-bedroom semi-detached house in Arborfield Cross, Reading, Reading (RG2 9PY). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (March 2015) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from March 2015, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a porch and a loft conversion, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£515/sq ft) was about 113.5% above the typical sold price in the postcode. At 65 m² it's 28.6% smaller than the typical home in the postcode (91 m² median across 23 EPCs). 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count. Last sale on file: £360,000 in October 2019.
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
- Bedrooms2
- Dining roomYes
Outside
- GarageSingle, Detached
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 11 Melrose Gardens
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 12 Mar 2025
Current Certificate
Mar 2015EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 March 2025
Planning history
Applications and permits filed against 11 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY, sourced from the PlanIt planning register.
2 applications on record at 11 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY
2decisions2extensions22documents9nearby
- Sept 2019Loft ConversionFullOutcome in report
Extension: Single storey · Rear of property
Householder Application for the conversion of loft space including dormer extensions to front and rear to create habitable accommodation plus insertion of 1no. rooflight to front, erection of single storey rear extension and insertion of 2no. rooflights to rear to existing dwelling.
Extension- Documents
- 15 docs on file
- Reference
- 191644
- More recent applications — locked
- PorchJul 2020Decision
Unlock 11 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY'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 22 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Melrose Gardens homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
11 Melrose Gardens outperforms the street on co₂ emissions by a wide margin.
Price per m²
£5,538
Street avg £3,779
Floor Area
65 m²
Street avg 94 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
2.5 t/year
Street avg 4.6 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
The Swan — bus stop.
Closest school
0.3 km
The Coombes Church of England Primary School. 5 schools nearby.
Nearest schools
- The Coombes Church of England Primary SchoolPrimary293m
- Bohunt School WokinghamSecondary1.9km
- Farley Hill Primary SchoolPrimary2.5km
- Shinfield St Mary's CofE Junior SchoolPrimary2.7km
Nearest stops
- The SwanBus stop228m
- British LegionBus stop268m
- Ducks Nest FarmBus stop570m
- Sindlesham Road SouthBus stop605m
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 9PY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.9dB
Night-time· 23:00 – 07:00
40.1dB
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
Mid 20th centurySemi-Detached BungalowEPC 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 Appleton Way, Shinfield
RG2 9RN
3 bed
£553k
1 Barker Close, Arborfield
RG2 9NQ
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£565k
1 Bentley Drive, Arborfield
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4 bed2 bath
£384k
1 Beales Grove, Shinfield
RG2 9RQ
£400k
1 Attwood Drive, Arborfield
RG2 9FE
£402k
1 Aphelion Way, Shinfield
RG2 9FR
£703k
1 Austen Grove, Arborfield Green
RG2 9UP
4 bed2 bath
£364k
1 Bridge Farm Cottages, Reading Road, Arborfield
RG2 9HT
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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 Melrose Gardens is modelled from its 65 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9PY. 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 Melrose Gardens. 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 Melrose Gardens was lodged in March 2015 at band D and expired in March 2025, 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 11 Melrose Gardens. 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 5 schools and 30 stops listed are measured in a straight line from RG2 9PY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 11 Melrose Gardens 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 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY. Each answer is also embedded as structured data for search engines.
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