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11 Baston Road, Arborfield Green, Reading, RG2 9ZW

EPC B1 planning record

Estimated value

£515,000

  • Since the 2020 sale (£485,000)+6%
  • Against RG2 9ZW's recent median (£500,000)+3%

Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor area
118 m²
1270 sq ft
Energy rating
B
Score 84
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Valuation

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

£515,000

  • Against its 2020 sale (£485,000)+6%
  • Against RG2 9ZW's recent median (£500,000)+3%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 11 Baston Road is modelled from its 118 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9ZW. 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

    118 m² from the EPC lodged in August 2020

  • Sales of this home

    2 sales recorded, the latest in 2020

  • Recent sales in RG2 9ZW

    5 sales, median £500,000 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

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

  1. 18 December 2020Most recent

    £485,000

    -94.2%over 2 years

  2. 31 October 2018

    £8,425,000

Median price across the last 5 sales in RG2 9ZW: £500,000 (2025–2020).

Risks

What this page doesn't show

2 potential issues have already been flagged for 11 Baston Road, Arborfield Green, Reading, RG2 9ZW. 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

Overview

About 11 Baston Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

11 Baston Road is a semi-detached house in Arborfield Green, Reading, Reading (RG2 9ZW). It has a recorded floor area of 118 m² (around 1270 sq ft). The latest certificate (August 2020) returns a B (score 84), comfortably above the UK average. The recommended improvements would push it to A (score 94).

One planning record on file: an extension approved in 2024. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Across 2018–2020, sale prices on this property compounded at -73.8% per year. Sold December 2020 for £485,000.

Before you decide

Everything you need to know about 11 Baston Road

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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
Aug 2020

EPC Rating

A
B
B84
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.7 t/year
Occupancy
—

Certificate validity

Valid until 11 August 2030

3 years remaining
Planning

Planning history

Applications and permits filed against 11 Baston Road, Arborfield Green, Reading, RG2 9ZW, sourced from the PlanIt planning register.

11 Baston Road has an approved single-storey rear extension on the planning record.

1 application on record at 11 Baston Road, Arborfield Green, Reading, RG2 9ZW

1decisions1extensions11documents9nearby
  1. Mar 2024
    ConservatoryFull
    Outcome in report

    Extension: Single storey · Rear of property

    Householder application for proposed single storey rear conservatory extension.

    Extension
    Documents
    11 docs on file
    Reference
    240342
    Full record in report

Unlock 11 Baston Road, Arborfield Green, Reading, RG2 9ZW'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 11 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Baston Road homes

Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.

CO₂ Emissions for 11 Baston Road lags the street by a wide margin.

Price per m²

£4,110

Street avg £4,347

Below

Floor Area

118 m²

Street avg 113 m²

On par

CO₂ Emissions

1.7 t/year

Street avg 1.5 t/year

Strongly below

Years Held

6 years

Street avg 5 years

Below
Area

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.
Full Reading report

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

0.1 km

Hill Road — bus stop.

Closest school

1.0 km

The Coombes Church of England Primary School. 5 schools nearby.

Nearest schools

  • The Coombes Church of England Primary SchoolPrimary974m
  • Bohunt School WokinghamSecondary1.1km
  • Farley Hill Primary SchoolPrimary2.2km
  • Gorse Ride Junior SchoolPrimary2.8km

Nearest stops

  • Hill RoadBus stop131m
  • Biggs LaneBus stop269m
  • Biggs LaneBus stop285m
  • Rickman CloseBus stop285m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG2 9ZW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG2 9ZW

Daytime· 07:00 – 23:00

49.3dB

Low
Night-time road noise heatmap for RG2 9ZW

Night-time· 23:00 – 07:00

40.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Semi-Detached HouseEPC B

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.

From £795 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£523k

1 Baston Road, Arborfield Green

RG2 9ZW

£526k

1 Bronte Grove, Arborfield Green

RG2 9UN

£501k

1 Bailey Mews, Shinfield

RG2 9RP

£553k

1 Barker Close, Arborfield

RG2 9NQ

4 bed2 bath
£565k

1 Bentley Drive, Arborfield

RG2 9FH

4 bed2 bath
£566k

1 Biggs Lane, Arborfield

RG2 9LL

£460k

1 Blackthorn, Shinfield

RG2 9GH

£584k

1 Bland Way, Shinfield

RG2 9SL

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 11 Baston Road is modelled from its 118 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9ZW. 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. 2 sales are recorded for 11 Baston Road. 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 Baston Road was lodged in August 2020 at band B and is valid until August 2030. 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 11 Baston Road. 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 9ZW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 11 Baston Road, Arborfield Green, Reading, RG2 9ZW. Each answer is also embedded as structured data for search engines.

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