Model valuation£417,0008 Busby Close
Local market context
22 Westbrook Road, Reading, RG30 1LB
3 sales on record
Estimated value
£330,000
- Since the 2014 sale (£237,500)+39%
- Against RG30 1LB's recent median (£315,000)+5%
Newest record on this page: December 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
3
Floor area
76 m²
818 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
£330,000
- Against its 2014 sale (£237,500)+39%
- Against RG30 1LB's recent median (£315,000)+5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Westbrook Road is modelled from its 76 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG30 1LB. 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
76 m² from the EPC lodged in December 2013
Sales of this home
3 sales recorded, the latest in 2014
Recent sales in RG30 1LB
5 sales, median £315,000 (2023–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2023 | 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.
22 Westbrook Road has more than tripled in price since its earliest registered sale in 1997.
Sales timeline
19 August 2014Most recent
£237,500
+50.8%over 9 years4 March 2005
£157,500
+104.7%over 7 years23 October 1997
£76,950
Median price across the last 5 sales in RG30 1LB: £315,000 (2023–2019).
Nearby sales in RG30 1LB
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 22 Westbrook Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Westbrook Road is a three-bedroom end-of-terrace house in Reading (RG30 1LB). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (December 2013) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from December 2013, so improvements made since then won't be reflected.
Across 1997–2014, sale prices on this property compounded at 6.9% per year. Today's modelled estimate of £330,000 is 38.9% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£290/sq ft) was about 39% above the typical sold price in the postcode. On the market in August 2014 and unlisted since — roughly 12 years.
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
- Bedrooms3
Outside
- Private gardenYes
- GarageIntegral
Before you decide
Everything you need to know about 22 Westbrook 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Dec 2023
Current Certificate
Dec 2013EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 December 2023
Planning history
Applications and permits filed against 22 Westbrook Road, Reading, RG30 1LB, sourced from the PlanIt planning register.
22 Westbrook Road 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 Westbrook Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 22 Westbrook Road lags the street by a wide margin.
Price per m²
£3,125
Street avg £3,321
Floor Area
76 m²
Street avg 82 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.6 t/year
Street avg 3.7 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
Bridgewater Close — bus stop.
Closest school
0.5 km
Wilson Primary School. 29 schools nearby.
Nearest schools
- Wilson Primary SchoolPrimary477m
- Battle Primary AcademyPrimary887m
- Ranikhet AcademyPrimary969m
- River AcademySecondary1.2km
Nearest stops
- Bridgewater CloseBus stop178m
- Brock GardensBus stop214m
- Pond HouseBus stop244m
- Pond HouseBus stop333m
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 1LB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.1dB
Night-time· 23:00 – 07:00
39.2dB
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 2 HomeBuyer Report
Late 20th centuryEnd-Terrace HouseEPC DLow flood risk
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£322k
1 Curzon Street
RG30 1DB
3 bed
£315k
1 Salisbury Road
RG30 1BH
3 bed1 bath
£375k
1 Sherwood Street
RG30 1LJ
3 bed
£378k
1 Westbrook Road
RG30 1LB
3 bed1 bath
£408k
1 Battle Square
RG30 1BF
3 bed2 bath
£227k
1 Winslet Place, Oxford Road
RG30 1EN
3 bed2 bath
£318k
1 Battle Place
RG30 1AJ
2 bed1 bath
£315k
1 Stone Street
RG30 1HU
2 bed
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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 22 Westbrook Road is modelled from its 76 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG30 1LB. 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. 3 sales are recorded for 22 Westbrook 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 22 Westbrook Road was lodged in December 2013 at band D and expired in December 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Westbrook 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 29 schools and 30 stops listed are measured in a straight line from RG30 1LB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Westbrook 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 22 Westbrook Road, Reading, RG30 1LB. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG30 1LBSold prices, values and energy ratings for the postcode
- RG 30 property marketPrices, postcodes, schools and transport across the district
- 22 Westbrook Road, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales