Model valuation£417,0008 Busby Close
Local market context
Top Flat, 452 Oxford Road, Reading, RG30 1EE
Estimated value
£198,000
- Since the 2024 sale (£5,911,197)-97%
- Against RG30 1EE's recent median (£156,000)+27%
Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 00
Habitable rooms
3
From EPC
Floor area
44 m²
474 sq ft
Energy rating
C
Score 70
Council tax
Band A
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
£198,000
- Against its 2024 sale (£5,911,197)-97%
- Against RG30 1EE's recent median (£156,000)+27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Top Flat is modelled from its 44 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG30 1EE. 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
44 m² from the EPC lodged in January 2025
Sales of this home
2 sales recorded, the latest in 2024
Recent sales in RG30 1EE
5 sales, median £156,000 (2017–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2024 | 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.
Latest sale on Top Flat was the highest on Land Registry record across the postcode.
Sales timeline
19 December 2024Most recent
£5,911,197
+4183.5%over 19 years9 December 2005
£138,000
Median price across the last 5 sales in RG30 1EE: £156,000 (2017–2006).
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
One time fee only - money back guarantee
About Top Flat
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Top Flat is a semi-detached house in Reading (RG30 1EE). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (January 2025) shows a C (score 70). The rating has held steady at C across 5 certificates since March 2009. Between certificates, lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good.
Across 2005–2024, sale prices on this property compounded at 21.8% per year. Today's modelled estimate of £198,000 is 96.7% below the 2024 sale of £5,911,197, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£12,481/sq ft) was about 7039.5% above the typical sold price in the postcode. Sold December 2024 for £5,911,197.
Before you decide
Everything you need to know about Top Flat
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 5)
Jan 2025
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 January 2035
Property Improvements
Changes detected from historical EPC data
Nov 2020from Mar 2009
EPC improved fromC69toD57
Hot Water
Very GoodGood
Hot water efficiency decreased
Dec 2020from Nov 2020
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Jan 2025from Dec 2020
EPC improved fromD58toC69
Heating Controls
FullThermostat
Heating controls changed
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against Top Flat, 452 Oxford Road, Reading, RG30 1EE, sourced from the PlanIt planning register.
Top Flat 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 Oxford Road homes
Four headline reads against 5 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, Top Flat stands well clear of the street.
EPC Rating
70 (C)
Street avg 66 (D)
Floor Area
44 m²
Street avg 35 m²
CO₂ Emissions
1.9 t/year
Street avg 1.1 t/year
Habitable Rooms
3 rooms
Street avg 2 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.
Rail-style transport is unusually close for this postcode.
Crime
356/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Wantage Road — bus stop.
Closest school
0.3 km
Wilson Primary School. 29 schools nearby.
Nearest schools
- Wilson Primary SchoolPrimary268m
- Battle Primary AcademyPrimary471m
- Oxford Road Community SchoolPrimary942m
- All Saints Church of England Aided Infant SchoolPrimary1.1km
Nearest stops
- Wantage RoadBus stop129m
- West Village - TescoBus stop214m
- Brock GardensBus stop333m
- Beresford RoadBus stop394m
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 1EE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.6dB
Night-time· 23:00 – 07:00
39.5dB
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 CPre-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 £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.
£203k
Ashdown House, Flat 22, Battle Square
RG30 1AX
Flat2 bed2 bath
£190k
24 28, Flat 1, Chester Street
RG30 1LR
Flat
£209k
471 473, Flat E, Oxford Road
RG30 1HF
Flat
£209k
Ashdown House, Flat 14, Battle Square
RG30 1AX
Flat
£209k
Ashdown House, Flat 16, Battle Square
RG30 1AX
Flat2 bed2 bath
£209k
Ashdown House, Flat 17, Battle Square
RG30 1AX
Flat
£210k
Ashdown House, Flat 12, Battle Square
RG30 1AX
Flat2 bed2 bath
£186k
24 28, Flat 4, Chester Street
RG30 1LR
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 Top Flat is modelled from its 44 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG30 1EE. 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 Top Flat. 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 Top Flat was lodged in January 2025 at band C and is valid until January 2035. 5 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 Top Flat. 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 29 schools and 30 stops listed are measured in a straight line from RG30 1EE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Top Flat is in council tax band A. 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 Top Flat, 452 Oxford Road, Reading, RG30 1EE. Each answer is also embedded as structured data for search engines.
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- Every home in RG30 1EESold prices, values and energy ratings for the postcode
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- Top Flat, 452 Oxford Road, Reading valuationHow the estimate is built and what moves it
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