Model valuation£417,0008 Busby Close
Local market context
25 Pangbourne Street, Reading, RG30 1HS
1 planning record
Estimated value
£204,000
- Since the 2025 sale (£320,000)-36%
- Against RG30 1HS's recent median (£297,500)-31%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Habitable rooms
2
From EPC
Floor area
42 m²
452 sq ft
Energy rating
D
Score 58
Council tax
Band C
Tenure
Private Rental
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
£204,000
- Against its 2025 sale (£320,000)-36%
- Against RG30 1HS's recent median (£297,500)-31%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Pangbourne Street is modelled from its 42 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG30 1HS. 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
42 m² from the EPC lodged in May 2022
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in RG30 1HS
5 sales, median £297,500 (2024–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
25 Pangbourne Street valuation sits well clear of the typical sold price in this postcode.
Sales timeline
7 March 2025Most recent
£320,000
+82.9%over 15 years27 November 2009
£175,000
Median price across the last 5 sales in RG30 1HS: £297,500 (2024–2023).
Nearby sales in RG30 1HS
35 Pangbourne Street, Reading, RG30 1HS
Sold Sept 2024
£323,00029 Pangbourne Street, Reading, RG30 1HS
Sold Jul 2024
£275,0001 Pangbourne Street, Reading, RG30 1HS
Sold Jun 2024
£297,50039 Pangbourne Street, Reading, RG30 1HS
Sold Dec 2023
£274,00011 Pangbourne Street, Reading, RG30 1HS
Sold Oct 2023
£326,000
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 25 Pangbourne Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Pangbourne Street is a mid-terrace house in Reading (RG30 1HS). It has a recorded floor area of 42 m² (around 452 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (May 2022) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 2 certificates since February 2009. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 72). At 42 m² this is the 7th smallest of 33 units on EPC record in the building, where floor areas span 32–107 m². The building's EPC ratings span E to B across 33 units on file.
Across 2009–2025, sale prices on this property compounded at 4% per year. Today's modelled estimate of £204,000 is 36.3% below the 2025 sale of £320,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£708/sq ft) was about 299.1% above the typical sold price in the postcode. It changed hands recently, sold March 2025 for £320,000. At 42 m² it sits well below the postcode median (73 m² across 32 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 25 Pangbourne 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.
Current Certificate(1 of 2)
May 2022
EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Rented
Certificate validity
Valid until 11 May 2032
Property Improvements
Changes detected from historical EPC data
May 2022from Feb 2009
Low Energy Lighting
45%100%
More low energy lighting installed
Planning history
Applications and permits filed against 25 Pangbourne Street, Reading, RG30 1HS, sourced from the PlanIt planning register.
1 application on record at 25 Pangbourne Street, Reading, RG30 1HS
1decisions8documents3nearby
- Jan 2025AmendmentOutcome in report
Existing use of a house divided into 2x one bedroom flats for a period in excess of 10 years.
- Documents
- 8 docs on file
- Reference
- PL/24/1361
Unlock 25 Pangbourne Street, Reading, RG30 1HS'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 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Pangbourne Street homes
Four headline reads against 13 similar flats on this street, drawn from the latest EPC and Land Registry data.
25 Pangbourne Street is notably below the street on years held.
Price per m²
£7,619
Street avg £4,345
Floor Area
42 m²
Street avg 47 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
2.8 t/year
Street avg 1.9 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
356/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Pond House — bus stop.
Closest school
0.6 km
Wilson Primary School. 30 schools nearby.
Nearest schools
- Wilson Primary SchoolPrimary624m
- Ranikhet AcademyPrimary723m
- Battle Primary AcademyPrimary1.1km
- English Martyrs' Catholic Primary SchoolPrimary1.1km
Nearest stops
- Pond HouseBus stop153m
- Pond HouseBus stop155m
- Bridgewater CloseBus stop179m
- Norcot JunctionBus stop280m
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 1HS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.9dB
Night-time· 23:00 – 07:00
39.6dB
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-era1st Floor FlatEPC DPre-1919 buildSolid (non-cavity) wallsLow flood risk
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · 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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1 Winslet Place, Oxford Road
RG30 1EN
3 bed2 bath
£170k
1 Westgate Court, Oxford Road
RG30 1EP
£249k
1 Ivydene Road
RG30 1HT
2 bed1 bath
£161k
1 Little Johns Lane
RG30 1LG
£266k
1 Ledbury Close
RG30 1HZ
£272k
10 Alma Street
RG30 1JS
2 bed1 bath
£281k
1 Thornton Mews
RG30 1LW
2 bed
£285k
1 Pangbourne Street
RG30 1HS
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 25 Pangbourne Street is modelled from its 42 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG30 1HS. 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 25 Pangbourne 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 25 Pangbourne Street 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. 1 application is matched to 25 Pangbourne 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 30 schools and 30 stops listed are measured in a straight line from RG30 1HS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 25 Pangbourne Street 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 25 Pangbourne Street, Reading, RG30 1HS. Each answer is also embedded as structured data for search engines.
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- Every home in RG30 1HSSold prices, values and energy ratings for the postcode
- RG 30 property marketPrices, postcodes, schools and transport across the district
- 25 Pangbourne Street, Reading valuationHow the estimate is built and what moves it
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