Model valuation£417,0008 Busby Close
Local market context
9 Washington Road, Caversham, Reading, RG4 5AA
4 sales on record2 planning records
Estimated value
£528,000
- Since the 2023 sale (£489,950)+8%
- Against RG4 5AA's recent median (£440,000)+20%
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
End terrace
Bedrooms
3
Bathrooms
2
Floor area
103 m²
1109 sq ft
Energy rating
D
Score 61
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
£528,000
- Against its 2023 sale (£489,950)+8%
- Against RG4 5AA's recent median (£440,000)+20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Washington Road is modelled from its 103 m² EPC floor area, its 4 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
103 m² from the EPC lodged in March 2023
Sales of this home
4 sales recorded, the latest in 2023
Recent sales in RG4 5AA
5 sales, median £440,000 (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.
Latest sale on 9 Washington Road was the highest on Land Registry record across the postcode.
Sales timeline
9 July 2023Most recent
£489,950
+108.5%over 10 years18 October 2012
£235,000
+27.0%over 7 years1 August 2005
£185,000
+60.9%over 5 years27 January 2000
£115,000
Median price across the last 5 sales in RG4 5AA: £440,000 (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
£471,00017 Washington Road, Caversham, Reading, RG4 5AA
Sold Oct 2022
£480,00013 Washington Road, Caversham, Reading, RG4 5AA
Sold Apr 2022
£440,000
What this page doesn't show
1 potential issue has already been flagged for 9 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 9 Washington Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Washington Road is a three-bedroom end-of-terrace house in Caversham, Reading, Reading (RG4 5AA). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (March 2023) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in June 2012 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good; while roof efficiency dropped from Good to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 79). The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. Period features are noted in the property record.
Most recent transfer: July 2023 at £489,950. Across the public record there are 4 sales, relatively high churn for a single property. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. At 103 m² it's 17% larger than the typical home in the postcode (88 m² median across 23 EPCs). Across 2000–2023, sale prices on this property compounded at 6.4% per year. On a £-per-square-foot basis, the last sale (£442/sq ft) was about 57.1% 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
- Bedrooms3
- Bathrooms2
- EnsuiteYes
Outside
- Private gardenYes
- ParkingOff road
Building
- Central heatingYes
- Underfloor heatingYes
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 9 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.
Current Certificate(1 of 2)
Mar 2023
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 28 March 2033
Property Improvements
Changes detected from historical EPC data
Mar 2023from Jun 2012
EPC improved fromE49toD61
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
54%100%
More low energy lighting installed
Planning history
Applications and permits filed against 9 Washington Road, Caversham, Reading, RG4 5AA, sourced from the PlanIt planning register.
2 applications on record at 9 Washington Road, Caversham, Reading, RG4 5AA
2decisions2extensions9documents
- Apr 2017Loft ConversionOutlineOutcome in report
Conversion of loft space to form habitable room, incorporating rear dormer, dormer window to rear elevation & 2no roof lights to front elevation.
- Documents
- 3 docs on file
- Reference
- PL/17/0177
- More recent applications — locked
- Loft ConversionApr 2017Decision
Unlock 9 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 9 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.
Years Held for 9 Washington Road lags the street by a wide margin.
Price per m²
£4,757
Street avg £4,231
Floor Area
103 m²
Street avg 90 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 t/year
Street avg 4.2 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-eraEnd-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 £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£450k
1 Douglas Road, Caversham
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3 bed
£439k
1 Clonmel Close, Caversham
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3 bed2 bath
£430k
1 Cromwell Road, Caversham
RG4 5EA
3 bed
£651k
1 Briants Avenue, Caversham
RG4 5AZ
3 bed2 bath
£414k
1 Field View, Caversham
RG4 5HB
3 bed1 bath
£405k
1 Donegal Close, Caversham
RG4 5DT
3 bed1 bath
£692k
1 Barclose Avenue, Caversham
RG4 5DR
3 bed2 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 9 Washington Road is modelled from its 103 m² EPC floor area, its 4 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. 4 sales are recorded for 9 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 9 Washington Road was lodged in March 2023 at band D and is valid until March 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 9 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
- 9 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 9 Washington Road, Caversham, Reading, RG4 5AA. Each answer is also embedded as structured data for search engines.
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