Model valuation£417,0008 Busby Close
Local market context
31 Cockney Hill, Tilehurst, Reading, RG30 4HF
4 sales on record3 planning records
Estimated value
£813,000
- Since the 2020 sale (£690,000)+18%
- Against RG30 4HF's recent median (£625,000)+30%
Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathrooms
3
Floor area
161 m²
1733 sq ft
Energy rating
C
Score 70
Council tax
Band F
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
£813,000
- Against its 2020 sale (£690,000)+18%
- Against RG30 4HF's recent median (£625,000)+30%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 31 Cockney Hill is modelled from its 161 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG30 4HF. 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
161 m² from the EPC lodged in November 2018
Sales of this home
4 sales recorded, the latest in 2020
Recent sales in RG30 4HF
5 sales, median £625,000 (2024–2021)
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 | 1 of 3 applications | 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.
Sale price has grown by over 3x since 1997.
Sales timeline
23 August 2020Most recent
£690,000
+31.1%over 6 years14 February 2014
£526,500
+93.2%over 14 years20 May 1999
£272,500
+39.7%over 1 year13 August 1997
£195,000
Median price across the last 5 sales in RG30 4HF: £625,000 (2024–2021).
Nearby sales in RG30 4HF
57 Cockney Hill, Tilehurst, Reading, RG30 4HF
Sold Dec 2024
£705,00029 Cockney Hill, Tilehurst, Reading, RG30 4HF
Sold Dec 2023
£775,0009 Cockney Hill, Tilehurst, Reading, RG30 4HF
Sold Sept 2021
£625,00025 Cockney Hill, Tilehurst, Reading, RG30 4HF
Sold Apr 2021
£586,50011 Cockney Hill, Tilehurst, Reading, RG30 4HF
Sold Mar 2021
£610,000
What this page doesn't show
2 potential issues have already been flagged for 31 Cockney Hill, Tilehurst, Reading, RG30 4HF. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn 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 31 Cockney Hill
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
31 Cockney Hill is a five-bedroom detached house in Tilehurst, Reading, Reading (RG30 4HF). It has a recorded floor area of 161 m² (around 1733 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (November 2018) shows a C (score 70).
Sold August 2020 for £690,000. Across the public record there are 4 sales, relatively high churn for a single property. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 161 m² it's 15% larger than the typical home in the postcode (140 m² median across 17 EPCs). Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Across 1997–2020, sale prices on this property compounded at 5.6% per year. Today's modelled estimate of £813,000 is 17.8% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£398/sq ft) was about 27% above the typical sold price in the postcode.
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
- Bedrooms5
- Bathrooms3
- Dining roomYes
- CloakroomYes
- StudyYes
Outside
- Private gardenRear
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 31 Cockney Hill
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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
Nov 2018EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 12 November 2028
Planning history
Applications and permits filed against 31 Cockney Hill, Tilehurst, Reading, RG30 4HF, sourced from the PlanIt planning register.
3 applications on record at 31 Cockney Hill, Tilehurst, Reading, RG30 4HF
2decisions2extensions13documents6nearby
- Oct 2021ExtensionFullOutcome in report
Extension: Single storey
First Floor Side Extensions and Single Storey Rear Extension
- Documents
- 5 docs on file
- Reference
- PL/21/1290
- More recent applications — locked
- Tree WorksNov 2021Decision
- ExtensionOct 2021Decision
Unlock 31 Cockney Hill, Tilehurst, Reading, RG30 4HF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 3 applications on this property in full, plus 6 notable nearby
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Cockney Hill homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 31 Cockney Hill runs comfortably ahead of the street norm.
Price per m²
£4,286
Street avg £3,579
Floor Area
161 m²
Street avg 153 m²
Habitable Rooms
8 rooms
Street avg 7 rooms
CO₂ Emissions
5.1 t/year
Street avg 6.3 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.
Crime
356/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Lingholm Close — bus stop.
Closest school
0.2 km
Churchend Primary Academy. 25 schools nearby.
Nearest schools
- Churchend Primary AcademyPrimary234m
- St Michael's Primary SchoolPrimary495m
- King's Academy ProspectSecondary569m
- English Martyrs' Catholic Primary SchoolPrimary712m
Nearest stops
- Lingholm CloseBus stop268m
- Cockney HillBus stop277m
- Usk RoadBus stop366m
- Dee Road TopBus stop390m
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 4HF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.4dB
Night-time· 23:00 – 07:00
41.0dB
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
Mid 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£762k
1 Chandler Close, Tilehurst
RG30 4DW
4 bed4 bath
£502k
1 Alford Close, Tilehurst
RG30 4TB
4 bed2 bath
£490k
1 Delaney Close, Tilehurst
RG30 4UY
4 bed
£420k
1 Combe Road, Tilehurst
RG30 4LS
3 bed1 bath
£385k
1 Danes Close, Tilehurst
RG30 4UZ
3 bed2 bath
£383k
1 Chichester Road, Tilehurst
RG30 4XN
3 bed1 bath
£361k
1 Bourton Close, Tilehurst
RG30 4LB
3 bed1 bath
£356k
1 Dulnan Close, Tilehurst
RG30 4YN
3 bed2 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 31 Cockney Hill is modelled from its 161 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG30 4HF. 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. 4 sales are recorded for 31 Cockney Hill. 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 31 Cockney Hill was lodged in November 2018 at band C and is valid until November 2028. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 31 Cockney Hill. 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 25 schools and 30 stops listed are measured in a straight line from RG30 4HF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 31 Cockney Hill is in council tax band F. 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 31 Cockney Hill, Tilehurst, Reading, RG30 4HF. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG30 4HFSold prices, values and energy ratings for the postcode
- RG 30 property marketPrices, postcodes, schools and transport across the district
- 31 Cockney Hill, Tilehurst, 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