Model valuation£417,0008 Busby Close
Local market context
28 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
1 planning record
Estimated value
£464,000
- Since the 2020 sale (£375,000)+24%
- Against RG2 9PZ's recent median (£410,000)+13%
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
Bedrooms
4
Bathrooms
2
Floor area
122 m²
1313 sq ft
Energy rating
D
Score 57
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
£464,000
- Against its 2020 sale (£375,000)+24%
- Against RG2 9PZ's recent median (£410,000)+13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 28 Melrose Gardens is modelled from its 122 m² EPC floor area, its 1 recorded sale 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
122 m² from the EPC lodged in September 2019
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in RG2 9PZ
5 sales, median £410,000 (2025–2022)
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 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
6 November 2020Most recent
£375,000
Median price across the last 5 sales in RG2 9PZ: £410,000 (2025–2022).
Nearby sales in RG2 9PZ
32 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
Sold Feb 2025
£405,00020 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
Sold Apr 2024
£440,00016 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
£380,000
What this page doesn't show
2 potential issues have already been flagged for 28 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
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About 28 Melrose Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
28 Melrose Gardens is a four-bedroom semi-detached house in Arborfield Cross, Reading, Reading (RG2 9PZ). It has a recorded floor area of 122 m² (around 1313 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (September 2019) shows a D (score 57), a step below the typical UK home. The recommended improvements would push it to C (score 73).
One planning record on file: an annexe approved in 2021. Past consents include an annexe, meaningful when judging how the property has evolved. At 122 m² it's 23.2% larger than the typical home in the postcode (99 m² median across 17 EPCs). Today's modelled estimate of £464,000 is 23.7% above the 2020 sale price. Most recent transfer: November 2020 at £375,000.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenRear
- GarageYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 28 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.
Current Certificate
Sept 2019EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 September 2029
Planning history
Applications and permits filed against 28 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ, sourced from the PlanIt planning register.
1 application on record at 28 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
1decisions23documents9nearby
- May 2021AnnexOutlineOutcome in report
Application for a certificate of lawfulness for the proposed use of land for stationing a mobile home granny annexe for use incidental to the main dwelling.
- Documents
- 23 docs on file
- Reference
- 211175
Unlock 28 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 (1 on record)
- All 1 application on this property in full, plus 9 notable nearby
- The 23 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.
28 Melrose Gardens is notably below the street on price per m².
Price per m²
£3,074
Street avg £4,197
Floor Area
122 m²
Street avg 92 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
5.2 t/year
Street avg 4.5 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
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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.
£553k
1 Barker Close, Arborfield
RG2 9NQ
4 bed2 bath
£565k
1 Bentley Drive, Arborfield
RG2 9FH
4 bed2 bath
£703k
1 Austen Grove, Arborfield Green
RG2 9UP
4 bed2 bath
£756k
1 Bushell Way, Arborfield
RG2 9FQ
4 bed3 bath
£652k
1 Appleton Way, Shinfield
RG2 9RN
3 bed
£724k
1 Arbery Way, Arborfield
RG2 9FG
5 bed3 bath
1 Arborfield Court, Swallowfield Road, Arborfield
RG2 9JU
4 bed2 bath
£460k
1 Blackthorn, Shinfield
RG2 9GH
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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 28 Melrose Gardens is modelled from its 122 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 28 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 28 Melrose Gardens was lodged in September 2019 at band D and is valid until September 2029. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 28 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
- 28 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 28 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 9PZSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 28 Melrose Gardens, Arborfield Cross, Reading valuationHow the estimate is built and what moves it
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