Model valuation£417,0008 Busby Close
Local market context
8 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ
Estimated value
£551,000
- Against RG2 9PZ's recent median (£410,000)+34%
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
Detached
Habitable rooms
6
From EPC
Floor area
100 m²
1076 sq ft
Energy rating
C
Score 76
Council tax
Band E
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
£551,000
- Against RG2 9PZ's recent median (£410,000)+34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Melrose Gardens is modelled from its 100 m² EPC floor area, the absence of a 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
100 m² from the EPC lodged in June 2015
Sales of this home
No sale recorded since 1995
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 | None on this home | 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.
8 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 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 8 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 8 Melrose Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Melrose Gardens is a detached house in Arborfield Cross, Reading, Reading (RG2 9PZ). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (June 2015) shows a C (score 76), near the top of the C band. The recommended improvements would push it to B (score 86). The latest certificate is from June 2015, so improvements made since then won't be reflected.
Its energy rating outperforms most of the postcode (better than 71% of similar EPCs).
Before you decide
Everything you need to know about 8 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.
8 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 24 Jun 2025
Current Certificate
Jun 2015EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 24 June 2025
Planning history
Applications and permits filed against 8 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ, sourced from the PlanIt planning register.
8 Melrose Gardens has no planning applications on record.
9
But the area is active
9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Melrose Gardens homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 8 Melrose Gardens stands well clear of the street.
EPC Rating
76 (C)
Street avg 60 (D)
Floor Area
100 m²
Street avg 94 m²
CO₂ Emissions
2.9 t/year
Street avg 4.6 t/year
Habitable Rooms
6 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 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 centuryDetached BungalowEPC C
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
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RG2 9LL
£526k
1 Bronte Grove, Arborfield Green
RG2 9UN
£523k
1 Baston Road, Arborfield Green
RG2 9ZW
£584k
1 Bland Way, Shinfield
RG2 9SL
£598k
1 Allen Way, Shinfield
RG2 9RB
£501k
1 Bailey Mews, Shinfield
RG2 9RP
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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 8 Melrose Gardens is modelled from its 100 m² EPC floor area, the absence of a 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. No sale is recorded for 8 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 8 Melrose Gardens was lodged in June 2015 at band C and expired in June 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. None is matched to 8 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
- 8 Melrose Gardens is in council tax band E. 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 Melrose Gardens, Arborfield Cross, Reading, RG2 9PZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 9PZSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 8 Melrose Gardens, Arborfield Cross, Reading valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales