Model valuation£417,0008 Busby Close
Local market context
3 Lakeside, Playhatch Road, Sonning Eye, Reading, RG4 6TX
2 planning records
Estimated value
£439,000
- Since the 1999 sale (£135,000)+225%
- Against RG4 6TX's recent median (£700,000)-37%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
101 m²
1085 sq ft
Energy rating
D
Score 62
Tenure
Private Rental
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
£439,000
- Against its 1999 sale (£135,000)+225%
- Against RG4 6TX's recent median (£700,000)-37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 3 Lakeside is modelled from its 101 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG4 6TX. 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
101 m² from the EPC lodged in January 2009
Sales of this home
1 sale recorded, the latest in 1999
Recent sales in RG4 6TX
1 sale, median £700,000 (2025–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 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.
3 Lakeside's estimated value is more than triple its earliest registered sale price (1999).
Sales timeline
2 September 1999Most recent
£135,000
Median price across the last 1 sales in RG4 6TX: £700,000 (2025–2025).
Nearby sales in RG4 6TX
What this page doesn't show
2 potential issues have already been flagged for 3 Lakeside, Playhatch Road, Sonning Eye, Reading, RG4 6TX. 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
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About 3 Lakeside
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
3 Lakeside is a three-bedroom semi-detached house in Sonning Eye, Reading, Reading (RG4 6TX). It has a recorded floor area of 101 m² (around 1085 sq ft) and construction records dating it to 1967-1975. The latest certificate (January 2009) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 69). Main heating runs on oil. The latest certificate is from January 2009, so improvements made since then won't be reflected. Other recorded features include a conservatory. The home occupies a corner plot.
Untraded for 27 years, with the last transfer in September 1999. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £439,000 sits 225.2% above the 1999 sale of £135,000. 2 planning records sit against the property, 0 approved, 0 refused.
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
- ConservatoryYes
Outside
- Private gardenYes
- Corner plotYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 3 Lakeside
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.
3 Lakeside's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 18 Jan 2019
Current Certificate
Jan 2009EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
4.8 t/year
Occupancy
Rented
Certificate validity
Expired on 18 January 2019
Planning history
Applications and permits filed against 3 Lakeside, Playhatch Road, Sonning Eye, Reading, RG4 6TX, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
2 applications on record at 3 Lakeside, Playhatch Road, Sonning Eye, Reading, RG4 6TX
2decisions2extensions62documents7nearby
Flagged:Demolition
- Aug 2013DemolitionOutlineOutcome in report
Extension: Single storey · Rear of property
Demolition of existing conservatory and erection of single storey flat roofed extension.
Extension- Documents
- 7 docs on file
- Reference
- P13/S1868/LDP
- More recent applications — locked
- ExtensionOct 2023Decision
Unlock 3 Lakeside, Playhatch Road, Sonning Eye, Reading, RG4 6TX'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 7 notable nearby
- The 62 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.5 km
Playhatch Roundabout — bus stop.
Closest school
1.7 km
St Martin's Catholic Primary School. 11 schools nearby.
Nearest schools
- St Martin's Catholic Primary SchoolPrimary1.7km
- Sonning Church of England Primary SchoolPrimary1.8km
- Caversham Park Primary SchoolPrimary1.8km
- Micklands Primary SchoolPrimary1.9km
Nearest stops
- Playhatch RoundaboutBus stop507m
- Garden CentreBus stop602m
- The GreenBus stop1.2km
- Henley Road County BoundaryBus stop1.2km
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 6TX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.5dB
Night-time· 23:00 – 07:00
43.7dB
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
Late 20th centurySemi-Detached HouseEPC DNo mains gas
Because the property has no mains gas supply, 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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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 3 Lakeside is modelled from its 101 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG4 6TX. 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 3 Lakeside. 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 3 Lakeside was lodged in January 2009 at band D and expired in January 2019, 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 3 Lakeside. 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 11 schools and 30 stops listed are measured in a straight line from RG4 6TX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 3 Lakeside, Playhatch Road, Sonning Eye, Reading, RG4 6TX. Each answer is also embedded as structured data for search engines.
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- Every home in RG4 6TXSold prices, values and energy ratings for the postcode
- RG 4 property marketPrices, postcodes, schools and transport across the district
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