Model valuation£417,0008 Busby Close
Local market context
35 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY
2 planning records
Estimated value
£466,000
- Against RG2 9PY's recent median (£435,000)+7%
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
Habitable rooms
7
From EPC
Floor area
131 m²
1410 sq ft
Energy rating
D
Score 61
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
£466,000
- Against RG2 9PY's recent median (£435,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Melrose Gardens is modelled from its 131 m² EPC floor area, the absence of a 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
131 m² from the EPC lodged in November 2014
Sales of this home
No sale recorded since 1995
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.
35 Melrose Gardens 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 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 35 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
One time fee only - money back guarantee
About 35 Melrose Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Melrose Gardens is a semi-detached house in Arborfield Cross, Reading, Reading (RG2 9PY). It has a recorded floor area of 131 m² (around 1410 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (November 2014) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78). The latest certificate is from November 2014, so improvements made since then won't be reflected.
At 131 m² the property is well over the postcode median (87 m² across 23 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 35 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.
35 Melrose Gardens's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 04 Nov 2024
Current Certificate
Nov 2014EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 4 November 2024
Planning history
Applications and permits filed against 35 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY, sourced from the PlanIt planning register.
35 Melrose Gardens has 2 separate extension applications on the council record.
2 applications on record at 35 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY
2decisions2extensions10documents9nearby
- Jun 2003ExtensionFullOutcome in report
Extension: Two storey · Rear of property
Proposed two storey rear extension to dwelling.
- Documents
- 8 docs on file
- Reference
- 030312
- More recent applications — locked
- ExtensionAug 2003Decision
Unlock 35 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 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
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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.
On habitable rooms, 35 Melrose Gardens stands well clear of the street.
EPC Rating
61 (D)
Street avg 59 (D)
Floor Area
131 m²
Street avg 92 m²
CO₂ Emissions
5.6 t/year
Street avg 4.5 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.
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 3 Building Survey
Mid 20th centurySemi-Detached 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 £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£460k
1 Blackthorn, Shinfield
RG2 9GH
£449k
1 Bramshill Close, Arborfield
RG2 9PT
£501k
1 Bailey Mews, Shinfield
RG2 9RP
£523k
1 Baston Road, Arborfield Green
RG2 9ZW
£526k
1 Bronte Grove, Arborfield Green
RG2 9UN
£402k
1 Aphelion Way, Shinfield
RG2 9FR
£400k
1 Attwood Drive, Arborfield
RG2 9FE
£553k
1 Barker Close, Arborfield
RG2 9NQ
4 bed2 bath
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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 35 Melrose Gardens is modelled from its 131 m² EPC floor area, the absence of a 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. No sale is recorded for 35 Melrose Gardens, 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 35 Melrose Gardens was lodged in November 2014 at band D and expired in November 2024, 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 35 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
- 35 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 35 Melrose Gardens, Arborfield Cross, Reading, RG2 9PY. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 9PYSold prices, values and energy ratings for the postcode
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- 35 Melrose Gardens, Arborfield Cross, Reading valuationHow the estimate is built and what moves it
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