Model valuation£417,0008 Busby Close
Local market context
Flat 5, 33 Barnwood Close, Reading, RG30 1BY
Estimated value
£193,000
- Since the 2024 sale (£162,500)+19%
- Against RG30 1BY's recent median (£320,000)-40%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 01
Habitable rooms
3
From EPC
Floor area
56 m²
603 sq ft
Energy rating
D
Score 60
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
£193,000
- Against its 2024 sale (£162,500)+19%
- Against RG30 1BY's recent median (£320,000)-40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 5 is modelled from its 56 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG30 1BY. 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
56 m² from the EPC lodged in May 2022
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in RG30 1BY
5 sales, median £320,000 (2026–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | 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.
Flat 5 valuation sits well clear of the typical sold price in this postcode.
Sales timeline
20 December 2024Most recent
£162,500
Median price across the last 5 sales in RG30 1BY: £320,000 (2026–2025).
Nearby sales in RG30 1BY
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 Flat 5
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 5 is a semi-detached house in Reading (RG30 1BY). It has a recorded floor area of 56 m² (around 603 sq ft) and construction records dating it to 1976-1982. The latest certificate (May 2022) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2017. Between certificates, wall efficiency went from Poor to Average and window efficiency went from Average to Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Very Poor. The recommended improvements would push it to C (score 70). Main heating runs on electricity. At 56 m² this is the 2nd smallest of 12 units on EPC record in the building, where floor areas span 55–69 m². The building's EPC ratings span F to C across 12 units on file.
Today's modelled estimate of £193,000 is 18.8% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£270/sq ft) was about 40.7% above the typical sold price in the postcode. At 56 m² it's 29.1% smaller than the typical home in the postcode (79 m² median across 39 EPCs). Sold December 2024 for £162,500.
Before you decide
Everything you need to know about Flat 5
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.
Current Certificate(1 of 2)
May 2022
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 May 2032
Property Improvements
Changes detected from historical EPC data
May 2022from Sept 2017
Heating System
Storage HeatersRoom Heaters
Heating system changed
Heating Controls
ManualThermostat
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Immersion
Hot water system changed
Windows
AverageGood
Window efficiency improved
Wall Insulation
UninsulatedPartial Insulation
Wall insulation upgraded
Planning history
Applications and permits filed against Flat 5, 33 Barnwood Close, Reading, RG30 1BY, sourced from the PlanIt planning register.
Flat 5 has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Barnwood Close homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
Years Held for Flat 5 lags the street by a wide margin.
Price per m²
£2,902
Street avg £2,117
Floor Area
56 m²
Street avg 63 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.6 t/year
Street avg 5.2 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
Ashmere Terrace — bus stop.
Closest school
0.6 km
Oxford Road Community School. 33 schools nearby.
Nearest schools
- Oxford Road Community SchoolPrimary554m
- Battle Primary AcademyPrimary677m
- River AcademySecondary748m
- Wilson Primary SchoolPrimary762m
Nearest stops
- Ashmere TerraceBus stop165m
- Portman Road TescoBus stop282m
- Beresford RoadBus stop310m
- West Village - TescoBus stop357m
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 1BY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.6dB
Night-time· 23:00 – 07:00
39.1dB
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
Late 20th century1st Floor FlatEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£190k
24 28, Flat 1, Chester Street
RG30 1LR
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£203k
Ashdown House, Flat 22, Battle Square
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£181k
471 473, Flat B, Oxford Road
RG30 1HF
Flat1 bed1 bath
£180k
24 28, Flat 2, Chester Street
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Flat
£209k
471 473, Flat E, Oxford Road
RG30 1HF
Flat
£209k
Ashdown House, Flat 14, Battle Square
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Flat
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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 Flat 5 is modelled from its 56 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG30 1BY. 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 Flat 5. 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 Flat 5 was lodged in May 2022 at band D and is valid until May 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Flat 5. 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 33 schools and 30 stops listed are measured in a straight line from RG30 1BY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 5, 33 Barnwood Close, Reading, RG30 1BY. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG30 1BYSold prices, values and energy ratings for the postcode
- RG 30 property marketPrices, postcodes, schools and transport across the district
- Flat 5, 33 Barnwood Close, Reading valuationHow the estimate is built and what moves it
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