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Flat 4, 85 Henley Road, Caversham, Reading, RG4 6DS

Estimated value

£212,000

  • Since the 2004 sale (£125,000)+70%
  • Against RG4 6DS's recent median (£590,000)-64%

Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor 1st
Bedroom
1
Bathroom
1
Floor area
38 m²
409 sq ft
Energy rating
C
Score 69
Tenure
Private Rental
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Valuation

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

£212,000

  • Against its 2004 sale (£125,000)+70%
  • Against RG4 6DS's recent median (£590,000)-64%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Flat 4 is modelled from its 38 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG4 6DS. 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

    38 m² from the EPC lodged in November 2019

  • Sales of this home

    2 sales recorded, the latest in 2004

  • Recent sales in RG4 6DS

    5 sales, median £590,000 (2025–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: April 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sale price has at least doubled since 1999.

Sales timeline

  1. 4 August 2004Most recent

    £125,000

    +108.3%over 5 years

  2. 12 March 1999

    £60,000

Median price across the last 5 sales in RG4 6DS: £590,000 (2025–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for Flat 4, 85 Henley Road, Caversham, Reading, RG4 6DS. The detail, evidence and what to ask about it are in the Risks 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

Overview

About Flat 4

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Flat 4 is a one-bedroom semi-detached house in Caversham, Reading, Reading (RG4 6DS). It has a recorded floor area of 38 m² (around 409 sq ft) and construction records dating it to 1900-1929. At 38 m² this is the smallest unit on EPC record across the building (38–79 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (November 2019) shows a C (score 69), just inside the C band. When first surveyed in May 2009 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor.

Held since August 2004 — that's 22 years off the open market, well above the local norm. Across 1999–2004, sale prices on this property compounded at 14.6% per year. Today's modelled estimate of £212,000 sits 69.6% above the 2004 sale of £125,000. On a £-per-square-foot basis, the last sale (£306/sq ft) was about 29.1% above the typical sold price in the postcode. At 38 m² it sits well below the postcode median (90 m² across 32 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 72% of similar EPCs).

Specifications

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

  • Bedrooms1
  • Bathrooms1

Outside

  • Communal gardenYes
  • ParkingAllocated
Before you decide

Everything you need to know about Flat 4

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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)
Nov 2019

EPC Rating

A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.7 t/year
Occupancy
Rented

Certificate validity

Valid until 13 November 2029

2 years remaining

Property Improvements

Changes detected from historical EPC data

Nov 2019from May 2009
EPC improved fromD62toC69
Walls
Very PoorPoor

Wall insulation improved

Planning

Planning history

Applications and permits filed against Flat 4, 85 Henley Road, Caversham, Reading, RG4 6DS, sourced from the PlanIt planning register.

Flat 4 has no planning applications on record.

7

But the area is active

7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Henley Road homes

Four headline reads against 20 similar flats on this street, drawn from the latest EPC and Land Registry data.

Floor Area for Flat 4 lags the street by a wide margin.

Price per m²

£3,289

Street avg £2,355

Strongly above

Floor Area

38 m²

Street avg 71 m²

Strongly below

Habitable Rooms

2 rooms

Street avg 3 rooms

Below

CO₂ Emissions

1.7 t/year

Street avg 3.5 t/year

Strongly above
Area

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.
Full Reading report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

134/mo

Steady year-on-year across the wider district.

Nearest stop

0.2 km

Rufus Isaacs Road — bus stop.

Closest school

0.3 km

St Anne's Catholic Primary School. 27 schools nearby.

Nearest schools

  • St Anne's Catholic Primary SchoolPrimary279m
  • Thameside Primary SchoolPrimary670m
  • Caversham Primary SchoolPrimary856m
  • Micklands Primary SchoolPrimary943m

Nearest stops

  • Rufus Isaacs RoadBus stop188m
  • Star InnBus stop333m
  • Star InnBus stop377m
  • Chiltern RoadBus stop400m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG4 6DS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG4 6DS

Daytime· 07:00 – 23:00

49.6dB

Low
Night-time road noise heatmap for RG4 6DS

Night-time· 23:00 – 07:00

40.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-era1st Floor FlatEPC CPre-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 £885 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£215k

Flat 2, 91 Henley Road, Caversham

RG4 6DS

Flat1 bed1 bath
£193k

Flat 3, 85 Henley Road, Caversham

RG4 6DS

Flat1 bed1 bath
£190k

Flat 3, 91 Henley Road, Caversham

RG4 6DS

Flat1 bed
£182k

Flat 6, 85 Henley Road, Caversham

RG4 6DS

Flat1 bed1 bath
£176k

Flat 3, 87 Henley Road, Caversham

RG4 6DS

Flat1 bed1 bath
£245k

Flat 2, 85 Henley Road, Caversham

RG4 6DS

Flat2 bed1 bath
£322k

Flat 1, 87 Henley Road, Caversham

RG4 6DS

Flat2 bed1 bath
£403k

Flat 2, 101 Henley Road, Caversham

RG4 6DS

Flat2 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Flat 4 is modelled from its 38 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG4 6DS. 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. 2 sales are recorded for Flat 4. 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 Flat 4 was lodged in November 2019 at band C and is valid until November 2029. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Flat 4. 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 27 schools and 30 stops listed are measured in a straight line from RG4 6DS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Flat 4, 85 Henley Road, Caversham, Reading, RG4 6DS. Each answer is also embedded as structured data for search engines.

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