Model valuation£417,0008 Busby Close
Local market context
20 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
5 sales on record2 planning records
Estimated value
£436,000
- Since the 2024 sale (£440,000)-1%
- Against RG2 9PZ's recent median (£405,000)+8%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
93 m²
1001 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
£436,000
- Against its 2024 sale (£440,000)-1%
- Against RG2 9PZ's recent median (£405,000)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Melrose Gardens is modelled from its 93 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG2 9PZ. 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
93 m² from the EPC lodged in October 2019
Sales of this home
5 sales recorded, the latest in 2024
Recent sales in RG2 9PZ
5 sales, median £405,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | 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.
20 Melrose Gardens has more than doubled in price since the earliest registered sale in 2011.
Sales timeline
30 April 2024Most recent
£440,000
+15.8%over 4 years27 March 2020
£380,000
10 December 2019
£380,000
+42.3%over 6 years22 November 2013
£267,000
+36.9%over 2 years31 March 2011
£195,000
Median price across the last 5 sales in RG2 9PZ: £405,000 (2025–2020).
Nearby sales in RG2 9PZ
32 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
Sold Feb 2025
£405,00016 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
Sold Oct 2023
£450,00014 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
Sold Sept 2023
£410,0006 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
Sold Aug 2022
£380,00028 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
Sold Nov 2020
£375,000
What this page doesn't show
2 potential issues have already been flagged for 20 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ. 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 20 Melrose Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Melrose Gardens is a semi-detached house in Arborfield Cross, Reading, Reading (RG2 9PZ). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (October 2019) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in January 2011 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Poor to Good and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 86), a 2-band jump.
Most recent transfer: April 2024 at £440,000. Across the public record there are 5 sales, relatively high churn for a single property. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2011–2024, sale prices on this property compounded at 6.4% per year. On a £-per-square-foot basis, the last sale (£440/sq ft) was about 44.9% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 20 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.
Current Certificate(1 of 3)
Oct 2019
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 31 October 2029
Property Improvements
Changes detected from historical EPC data
Nov 2012from Jan 2011
EPC improved fromF35toE54
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Roof
Very PoorAverage
Roof insulation improved
Low Energy Lighting
60%15%
Low energy lighting percentage decreased
Oct 2019from Nov 2012
EPC improved fromE54toD65
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Low Energy Lighting
15%100%
More low energy lighting installed
Planning history
Applications and permits filed against 20 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ, sourced from the PlanIt planning register.
20 Melrose Gardens has an approved single-storey front extension on the planning record.
2 applications on record at 20 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
2decisions2extensions26documents9nearby
- Jul 2011ExtensionFullOutcome in report
Proposed extension of existing roof dormers.
- Documents
- 9 docs on file
- Reference
- 111375
- More recent applications — locked
- ExtensionOct 2017Decision
Unlock 20 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ'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 26 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 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 20 Melrose Gardens lags the street by a wide margin.
Price per m²
£4,731
Street avg £4,059
Floor Area
93 m²
Street avg 94 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 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 SchoolPrimary254m
- Bohunt School WokinghamSecondary1.9km
- Farley Hill Primary SchoolPrimary2.6km
- Shinfield St Mary's CofE Junior SchoolPrimary2.7km
Nearest stops
- The SwanBus stop193m
- British LegionBus stop258m
- Ducks Nest FarmBus stop569m
- Sindlesham Road SouthBus stop580m
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 9PZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.6dB
Night-time· 23:00 – 07:00
39.9dB
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 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.
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RG2 9PT
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£402k
1 Aphelion Way, Shinfield
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£400k
1 Attwood Drive, Arborfield
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£384k
1 Beales Grove, Shinfield
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£501k
1 Bailey Mews, Shinfield
RG2 9RP
£364k
1 Bridge Farm Cottages, Reading Road, Arborfield
RG2 9HT
£523k
1 Baston Road, Arborfield Green
RG2 9ZW
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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 20 Melrose Gardens is modelled from its 93 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG2 9PZ. 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. 5 sales are recorded for 20 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 20 Melrose Gardens was lodged in October 2019 at band D and is valid until October 2029. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 20 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 9PZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 20 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 20 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ. Each answer is also embedded as structured data for search engines.
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