Model valuation£417,0008 Busby Close
Local market context
13 Washington Road, Caversham, Reading, RG4 5AA
6 sales on record2 planning records
Estimated value
£456,000
- Since the 2022 sale (£440,000)+4%
- Against RG4 5AA's recent median (£471,000)-3%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
105 m²
1130 sq ft
Energy rating
D
Score 63
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
£456,000
- Against its 2022 sale (£440,000)+4%
- Against RG4 5AA's recent median (£471,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Washington Road is modelled from its 105 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in RG4 5AA. 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
105 m² from the EPC lodged in April 2018
Sales of this home
6 sales recorded, the latest in 2022
Recent sales in RG4 5AA
5 sales, median £471,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
13 Washington Road has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
20 April 2022Most recent
£440,000
+6.0%over 3 years9 August 2018
£415,000
+125.5%over 13 years25 July 2005
£184,000
+16.5%over 1 year31 August 2003
£158,000
+90.5%over 5 years16 April 1998
£82,950
+59.5%over 1 year18 June 1996
£52,000
Median price across the last 5 sales in RG4 5AA: £471,000 (2025–2022).
Nearby sales in RG4 5AA
27 Washington Road, Caversham, Reading, RG4 5AA
Sold Oct 2025
£425,00015 Washington Road, Caversham, Reading, RG4 5AA
Sold Jul 2025
£364,00020 Washington Road, Caversham, Reading, RG4 5AA
Sold Oct 2023
£471,0009 Washington Road, Caversham, Reading, RG4 5AA
Sold Jul 2023
£489,95017 Washington Road, Caversham, Reading, RG4 5AA
Sold Oct 2022
£480,000
What this page doesn't show
1 potential issue has already been flagged for 13 Washington Road, Caversham, Reading, RG4 5AA. The detail, evidence and what to ask about it are in the Risks Report.
- Environmental risk flaggedIn 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 13 Washington Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Washington Road is a three-bedroom mid-terrace house in Caversham, Reading, Reading (RG4 5AA). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (April 2018) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. Period features are noted in the property record. Records show the property has been extended at some point in its history.
At 105 m² it's 19.3% larger than the typical home in the postcode (88 m² median across 23 EPCs). Across 1996–2022, sale prices on this property compounded at 8.6% per year. On a £-per-square-foot basis, the last sale (£389/sq ft) was about 38.4% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 2 refused. Most recent transfer: April 2022 at £440,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bathrooms1
Outside
- Private gardenWest-facing
- DrivewayYes
Building
- Heating systemGas
- Period featuresYes
- Previously extendedYes
Before you decide
Everything you need to know about 13 Washington Road
The true value, the hidden risks and the full sale history, in one report.
Environmental risk flagged
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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.
Current Certificate
Apr 2018EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 April 2028
Planning history
Applications and permits filed against 13 Washington Road, Caversham, Reading, RG4 5AA, sourced from the PlanIt planning register.
13 Washington Road has 2 separate extension applications on the council record.
2 applications on record at 13 Washington Road, Caversham, Reading, RG4 5AA
2decisions2extensions4documents
- Oct 2015ExtensionOutlineOutcome in report
Extension: Rear of property
Rear extension measuring 3.5m in depth, with a maximum height of 3m and 3m in height eaves level. Notification of the construction of an extension under class A Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development)(England) Order 2015
- Documents
- 2 docs on file
- Reference
- PL/15/1603
- More recent applications — locked
- ExtensionOct 2015Decision
Unlock 13 Washington Road, Caversham, Reading, RG4 5AA'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
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Washington Road homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 13 Washington Road runs comfortably ahead of the street norm.
Price per m²
£4,190
Street avg £4,259
Floor Area
105 m²
Street avg 89 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.6 t/year
Street avg 4.1 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
134/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Washington Road — bus stop.
Closest school
0.1 km
St Anne's Catholic Primary School. 31 schools nearby.
Nearest schools
- St Anne's Catholic Primary SchoolPrimary124m
- Thameside Primary SchoolPrimary387m
- E P Collier Primary SchoolPrimary972m
- Caversham Primary SchoolPrimary986m
Nearest stops
- Washington RoadBus stop114m
- Elizabeth HouseBus stop159m
- Kings Road CavershamBus stop160m
- St Johns RoadBus stop234m
Most reported crime locally
- Violence & Sexual Offences740 reports34%
- Shoplifting372 reports17%
- Anti-social Behaviour210 reports10%
- Other Theft178 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 RG4 5AA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.3dB
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
Victorian-eraMid-Terrace HouseEPC DPre-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 £1,020 · 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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£430k
1 Cromwell Road, Caversham
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3 bed
£414k
1 Field View, Caversham
RG4 5HB
3 bed1 bath
£405k
1 Donegal Close, Caversham
RG4 5DT
3 bed1 bath
£651k
1 Briants Avenue, Caversham
RG4 5AZ
3 bed2 bath
£692k
1 Barclose Avenue, Caversham
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3 bed2 bath
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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 13 Washington Road is modelled from its 105 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in RG4 5AA. 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. 6 sales are recorded for 13 Washington 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 13 Washington Road was lodged in April 2018 at band D and is valid until April 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. 2 applications are matched to 13 Washington 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 16 months, which places each incident at an approximate point. The 31 schools and 30 stops listed are measured in a straight line from RG4 5AA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Washington 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 13 Washington Road, Caversham, Reading, RG4 5AA. Each answer is also embedded as structured data for search engines.
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