Model valuation£417,0008 Busby Close
Local market context
2 Waterside, Sonning Eye, Reading, RG4 6TT
1 planning record
Estimated value
£693,000
- Since the 2017 sale (£580,000)+19%
- Against RG4 6TT's recent median (£485,000)+43%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathrooms
2
Floor area
131 m²
1410 sq ft
Energy rating
D
Score 66
Council tax
Band F
Tenure
Freehold
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
£693,000
- Against its 2017 sale (£580,000)+19%
- Against RG4 6TT's recent median (£485,000)+43%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Waterside is modelled from its 131 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG4 6TT. 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
131 m² from the EPC lodged in January 2026
Sales of this home
2 sales recorded, the latest in 2017
Recent sales in RG4 6TT
5 sales, median £485,000 (2016–2003)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2017 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
2 Waterside has more than doubled in price since the earliest registered sale in 2000.
Sales timeline
28 February 2017Most recent
£580,000
+107.1%over 17 years28 January 2000
£280,000
Median price across the last 5 sales in RG4 6TT: £485,000 (2016–2003).
What this page doesn't show
2 potential issues have already been flagged for 2 Waterside, Sonning Eye, Reading, RG4 6TT. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 2 Waterside
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Waterside is a two-bedroom mid-terrace house in Sonning Eye, Reading, Reading (RG4 6TT). It has a recorded floor area of 131 m² (around 1410 sq ft), construction records dating it to before 1900 and council tax band F. Tenure is freehold. The latest certificate (January 2026) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2016. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Average and lighting went from Very Poor to Good; while window efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 79). Other recorded features include a loft. Period features are noted in the property record.
At 131 m² it's 17% larger than the typical home in the postcode (112 m² median across 3 EPCs). 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count. Across 2000–2017, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £693,000 is 19.5% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£411/sq ft) was about 55.5% above the typical sold price in the postcode. Last sold in February 2017, so it's been off the market for around 9 years. One historical planning record sits against the property in 2022.
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
- Bedrooms2
- Bathrooms2
- LoftYes
Outside
- Private gardenSouth-east-facing
- GarageYes
Building
- TenureFreehold
- Period featuresYes
Before you decide
Everything you need to know about 2 Waterside
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyEnvironmental 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)
Jan 2026
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 21 January 2036
Property Improvements
Changes detected from historical EPC data
Jan 2026from Feb 2016
Walls
Very PoorPoor
Wall insulation improved
Roof
Very PoorAverage
Roof insulation improved
Low Energy Lighting
0%92%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Waterside, Sonning Eye, Reading, RG4 6TT, sourced from the PlanIt planning register.
Council records include a two-storey rear extension at 2 Waterside.
1 application on record at 2 Waterside, Sonning Eye, Reading, RG4 6TT
1decisions1extensions15documents7nearby
- Nov 2022ExtensionFullOutcome in report
Extension: Two storey · Rear of property
Two storey rear extension and roof alterations. (As supported by additional information received 27 June 2022 addressing flood risk and bats and additional bat survey report received 24 October 2022)
- Documents
- 15 docs on file
- Reference
- P22/S1004/HH
Unlock 2 Waterside, Sonning Eye, Reading, RG4 6TT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 7 notable nearby
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus the street
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 2 Waterside runs comfortably ahead of the street norm.
Price per m²
£4,427
Street avg £3,882
Floor Area
131 m²
Street avg 113 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
4.5 t/year
Street avg 4.9 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.
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
0.8 km
Playhatch Roundabout — bus stop.
Closest school
1.4 km
Sonning Church of England Primary School. 12 schools nearby.
Nearest schools
- Sonning Church of England Primary SchoolPrimary1.4km
- St Martin's Catholic Primary SchoolPrimary2.1km
- Micklands Primary SchoolPrimary2.1km
- Caversham Park Primary SchoolPrimary2.2km
Nearest stops
- Playhatch RoundaboutBus stop817m
- High StreetBus stop841m
- High StreetBus stop846m
- Garden CentreBus stop867m
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 6TT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.2dB
Night-time· 23:00 – 07:00
40.8dB
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 HouseFreeholdEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · 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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£554k
1 Blackwater Close, Caversham
RG4 6NP
4 bed2 bath
£489k
1 Dunster Close, Caversham
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4 bed
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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 2 Waterside is modelled from its 131 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG4 6TT. 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 2 Waterside. 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 2 Waterside was lodged in January 2026 at band D and is valid until January 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 Waterside. 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 12 schools and 30 stops listed are measured in a straight line from RG4 6TT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Waterside 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 2 Waterside, Sonning Eye, Reading, RG4 6TT. Each answer is also embedded as structured data for search engines.
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- 2 Waterside, Sonning Eye, Reading valuationHow the estimate is built and what moves it
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