Model valuation£417,0008 Busby Close
Local market context
8 Curzon Street, Reading, RG30 1DB
1 planning record
Estimated value
£173,000
- Since the 2025 sale (£275,000)-37%
- Against RG30 1DB's recent median (£322,000)-46%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 00
Habitable rooms
2
From EPC
Floor area
36 m²
388 sq ft
Energy rating
D
Score 64
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
£173,000
- Against its 2025 sale (£275,000)-37%
- Against RG30 1DB's recent median (£322,000)-46%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Curzon Street is modelled from its 36 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG30 1DB. 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
36 m² from the EPC lodged in November 2025
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in RG30 1DB
5 sales, median £322,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 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.
Sales timeline
9 June 2025Most recent
£275,000
Median price across the last 5 sales in RG30 1DB: £322,000 (2025–2023).
Nearby sales in RG30 1DB
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 8 Curzon Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Curzon Street is a mid-terrace house in Reading (RG30 1DB). It has a recorded floor area of 36 m² (around 388 sq ft) and construction records dating it to before 1900. The latest certificate (November 2025) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in October 2008 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Very Poor to Average and hot-water efficiency went from Very Poor to Good. The recommended improvements would push it to C (score 78). Main heating runs on electricity. At 36 m² this is the 5th smallest of 45 units on EPC record in the building, where floor areas span 16–119 m². The building's EPC ratings span G to C across 45 units on file.
Today's modelled estimate of £173,000 is 37.1% below the 2025 sale of £275,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£710/sq ft) was about 288.8% above the typical sold price in the postcode. It changed hands recently, sold June 2025 for £275,000. At 36 m² it sits well below the postcode median (79 m² across 44 EPCs), making it one of the more compact homes locally. One historical planning record sits against the property in 2025.
Before you decide
Everything you need to know about 8 Curzon Street
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.
8 Curzon Street's carbon output is low for the local stock.
Current Certificate(1 of 6)
Nov 2025
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Good
Windows
Average
CO2 Emissions
0.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 November 2035
Property Improvements
Changes detected from historical EPC data
Feb 2020from Jun 2012
EPC improved fromF37toD64
Heating System
Room HeatersStorage Heaters
Heating system upgraded to a more efficient system
Hot Water
ImmersionImmersion (Off-Peak)
Hot water system upgraded
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Low Energy Lighting
33%100%
More low energy lighting installed
Feb 2025from Feb 2020
EPC improved fromD64toE50
Heating System
Storage HeatersRoom Heaters
Heating system changed
Hot Water
Immersion (Off-Peak)Immersion
Hot water system changed
Sept 2025from Feb 2025
EPC improved fromE50toC71
Heating System
Room HeatersStorage Heaters
Heating system upgraded to a more efficient system
Hot Water
ImmersionImmersion (Off-Peak)
Hot water system upgraded
Walls
Very PoorPoor
Wall insulation improved
Nov 2025from Sept 2025
EPC improved fromC71toD64
Hot Water
PoorGood
Hot water efficiency improved
Windows
PoorAverage
Window efficiency improved
Planning history
Applications and permits filed against 8 Curzon Street, Reading, RG30 1DB, sourced from the PlanIt planning register.
1 application on record at 8 Curzon Street, Reading, RG30 1DB
1decisions7documents3nearby
Flagged:Retrospective
- Feb 2025AmendmentOutcome in report
Certificate of Lawfulness for Existing use as 2 flats
Retrospective- Documents
- 7 docs on file
- Reference
- PL/24/1449
Unlock 8 Curzon Street, Reading, RG30 1DB'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 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Curzon Street homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 8 Curzon Street runs comfortably ahead of the street norm.
Price per m²
£7,639
Street avg £2,528
Floor Area
36 m²
Street avg 40 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
0.8 t/year
Street avg 2.5 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.
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
Reading West Rail Station - Oxford Road — bus stop.
Closest school
0.3 km
Oxford Road Community School. 34 schools nearby.
Nearest schools
- Oxford Road Community SchoolPrimary344m
- Battle Primary AcademyPrimary612m
- All Saints Church of England Aided Infant SchoolPrimary647m
- All Saints Junior SchoolPrimary647m
Nearest stops
- Reading West Rail Station - Oxford RoadBus stop180m
- Reading West Rail StationRailway station182m
- Reading West Rail StationRailway station205m
- Beresford RoadBus stop265m
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 1DB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.7dB
Night-time· 23:00 – 07:00
39.7dB
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-eraGround Floor FlatEPC DPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, 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.
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Start your researchHow to read this page
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 Curzon Street is modelled from its 36 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG30 1DB. 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 8 Curzon Street. 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 Curzon Street was lodged in November 2025 at band D and is valid until November 2035. 6 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 Curzon Street. 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 1DB, 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 8 Curzon Street, Reading, RG30 1DB. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG30 1DBSold prices, values and energy ratings for the postcode
- RG 30 property marketPrices, postcodes, schools and transport across the district
- 8 Curzon Street, Reading valuationHow the estimate is built and what moves it
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