Model valuation£417,0008 Busby Close
Local market context
31 Beresford Road, Reading, RG30 1BX
Extendable1 planning record
Estimated value
£414,000
- Since the 2021 sale (£340,000)+22%
- Against RG30 1BX's recent median (£283,000)+46%
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
End terrace
Bedrooms
4
Bathroom
1
Floor area
113 m²
1216 sq ft
Energy rating
D
Score 60
Council tax
Band C
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
£414,000
- Against its 2021 sale (£340,000)+22%
- Against RG30 1BX's recent median (£283,000)+46%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 31 Beresford Road is modelled from its 113 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG30 1BX. 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
113 m² from the EPC lodged in January 2021
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in RG30 1BX
5 sales, median £283,000 (2024–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2024 | 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
26 September 2021Most recent
£340,000
Median price across the last 5 sales in RG30 1BX: £283,000 (2024–2019).
Nearby sales in RG30 1BX
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 31 Beresford Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
31 Beresford Road is a four-bedroom end-of-terrace house in Reading (RG30 1BX). It has a recorded floor area of 113 m² (around 1216 sq ft), construction records dating it to before 1900 and council tax band C. Other recorded features include a loft. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility. The latest certificate (January 2021) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump.
At 113 m² the property is well over the postcode median (84 m² across 9 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2025. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £414,000 is 21.8% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£280/sq ft) was about 103.9% above the typical sold price in the postcode. Last sale on file: £340,000 in September 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bathrooms1
- EnsuiteYes
- StudyYes
- LoftYes
Outside
- ParkingOff road
Building
- Previously extendedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 31 Beresford Road
The true value, the hidden risks and the full sale history, in one report.
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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
Jan 2021EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 January 2031
Planning history
Applications and permits filed against 31 Beresford Road, Reading, RG30 1BX, sourced from the PlanIt planning register.
31 Beresford Road has an approved side extension on the planning record.
1 application on record at 31 Beresford Road, Reading, RG30 1BX
1decisions1extensions6documents3nearby
- Feb 2025ExtensionFullOutcome in report
Extension: Side of property
Two-storey side extension to provide additional ground floor WC and first floor storage space.
- Documents
- 6 docs on file
- Reference
- PL/24/1635
Unlock 31 Beresford Road, Reading, RG30 1BX'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 3 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Beresford Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
31 Beresford Road is notably below the street on habitable rooms.
Price per m²
£3,009
Street avg £2,720
Floor Area
113 m²
Street avg 100 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
5.3 t/year
Street avg 4.4 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.
Rail-style transport is unusually close for this postcode.
Crime
356/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Beresford Road — bus stop.
Closest school
0.4 km
Oxford Road Community School. 34 schools nearby.
Nearest schools
- Oxford Road Community SchoolPrimary408m
- Battle Primary AcademyPrimary586m
- All Saints Church of England Aided Infant SchoolPrimary692m
- All Saints Junior SchoolPrimary692m
Nearest stops
- Beresford RoadBus stop223m
- Reading West Rail StationRailway station233m
- Reading West Rail Station - Oxford RoadBus stop237m
- Reading West Rail StationRailway station256m
Most reported crime locally
- Violence & Sexual Offences2,080 reports42%
- Anti-social Behaviour603 reports12%
- Other Theft384 reports8%
- Public Order384 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 RG30 1BX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.5dB
Night-time· 23:00 – 07:00
39.4dB
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
Victorian-eraEnd-Terrace HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, 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.
£408k
1 Battle Square
RG30 1BF
3 bed2 bath
£378k
1 Westbrook Road
RG30 1LB
3 bed1 bath
£375k
1 Sherwood Street
RG30 1LJ
3 bed
£322k
1 Curzon Street
RG30 1DB
3 bed
£315k
1 Salisbury Road
RG30 1BH
3 bed1 bath
£227k
1 Winslet Place, Oxford Road
RG30 1EN
3 bed2 bath
£369k
1 Fulmead Road
RG30 1JX
2 bed
£318k
1 Battle Place
RG30 1AJ
2 bed1 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 31 Beresford Road is modelled from its 113 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG30 1BX. 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 31 Beresford 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 31 Beresford Road was lodged in January 2021 at band D and is valid until January 2031. 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 31 Beresford 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 34 schools and 30 stops listed are measured in a straight line from RG30 1BX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 31 Beresford Road is in council tax band C. 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 31 Beresford Road, Reading, RG30 1BX. Each answer is also embedded as structured data for search engines.
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- Every home in RG30 1BXSold prices, values and energy ratings for the postcode
- RG 30 property marketPrices, postcodes, schools and transport across the district
- 31 Beresford Road, Reading valuationHow the estimate is built and what moves it
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