Model valuation£417,0008 Busby Close
Local market context
45 Cockney Hill, Tilehurst, Reading, RG30 4HF
Extendable2 planning records
Estimated value
£566,000
- Since the 2015 sale (£405,000)+40%
- Against RG30 4HF's recent median (£625,000)-9%
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
3
Floor area
115 m²
1238 sq ft
Energy rating
F
Score 32
Council tax
Band E
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
£566,000
- Against its 2015 sale (£405,000)+40%
- Against RG30 4HF's recent median (£625,000)-9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Cockney Hill is modelled from its 115 m² EPC floor area, its 1 recorded sale 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
115 m² from the EPC lodged in May 2015
Sales of this home
1 sale recorded, the latest in 2015
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 2 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.
45 Cockney Hill valuation sits well clear of the typical sold price in this postcode.
Sales timeline
27 November 2015Most recent
£405,000
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 45 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 45 Cockney Hill
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Cockney Hill is a three-bedroom detached house in Tilehurst, Reading, Reading (RG30 4HF). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (May 2015) shows an F (score 32), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 61), a 2-band jump. Main heating runs on oil. The latest certificate is from May 2015, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.
At 115 m² it's 17.9% smaller than the typical home in the postcode (140 m² median across 17 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Last sold in November 2015, so it's been off the market for around 11 years. Today's modelled estimate of £566,000 is 39.8% above the 2015 sale price.
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
- Dining roomYes
- StudyYes
Outside
- Private gardenFront and rear
- GarageDouble
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 45 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.
45 Cockney Hill sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 May 2025
Current Certificate
May 2015EPC Rating
A
B
C
D
E
F
F32
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Poor
CO2 Emissions
8.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 25 May 2025
Planning history
Applications and permits filed against 45 Cockney Hill, Tilehurst, Reading, RG30 4HF, sourced from the PlanIt planning register.
2 applications on record at 45 Cockney Hill, Tilehurst, Reading, RG30 4HF
2decisions2extensions6documents6nearby
- Jun 2016ExtensionFullOutcome in report
Extension: Rear of property
Construction of two front facing dormer, first floor rear extension and garage extension
- Documents
- 2 docs on file
- Reference
- PL/16/0675
- More recent applications — locked
- ExtensionJun 2016Decision
Unlock 45 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 2 applications on this property in full, plus 6 notable nearby
- The 6 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.
EPC Rating for 45 Cockney Hill lags the street by a wide margin.
Price per m²
£3,522
Street avg £3,624
Floor Area
115 m²
Street avg 156 m²
Habitable Rooms
5 rooms
Street avg 7 rooms
CO₂ Emissions
8.7 t/year
Street avg 6.0 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 BungalowEPC FNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£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
£502k
1 Alford Close, Tilehurst
RG30 4TB
4 bed2 bath
£490k
1 Delaney Close, Tilehurst
RG30 4UY
4 bed
£762k
1 Chandler Close, Tilehurst
RG30 4DW
4 bed4 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 45 Cockney Hill is modelled from its 115 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 45 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 45 Cockney Hill was lodged in May 2015 at band F and expired in May 2025, 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. 2 applications are matched to 45 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
- 45 Cockney Hill is in council tax band E. 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 45 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
- 45 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