Model valuation£417,0008 Busby Close
Local market context
2 Hobbs House, Thames Street, Sonning, Reading, RG4 6UR
Estimated value
£420,000
- Against RG4 6UR's recent median (£372,000)+13%
Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 02
Habitable rooms
4
From EPC
Floor area
107 m²
1152 sq ft
Energy rating
C
Score 75
Council tax
Band E
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
£420,000
- Against RG4 6UR's recent median (£372,000)+13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Hobbs House is modelled from its 107 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG4 6UR. 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
107 m² from the EPC lodged in September 2021
Sales of this home
No sale recorded since 1995
Recent sales in RG4 6UR
5 sales, median £372,000 (2024–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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 Hobbs House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG4 6UR: £372,000 (2024–2024).
Nearby sales in RG4 6UR
1 Falcon House, Thames Street, Sonning, Reading, RG4 6UR
Sold Nov 2024
£360,0002 Falcon House, Thames Street, Sonning, Reading, RG4 6UR
Sold Nov 2024
£385,000Falcon Cottage, Thames Street, Sonning, Reading, RG4 6UR
Sold Nov 2024
£410,000The Manor House, Apartment 2, Thames Street, Sonning, Reading, RG4 6UR
Sold Sept 2024
£372,000The Manor House, Apartment 3, Thames Street, Sonning, Reading, RG4 6UR
Sold Aug 2024
£310,000
What this page doesn't show
1 potential issue has already been flagged for 2 Hobbs House, Thames Street, Sonning, Reading, RG4 6UR. 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
About 2 Hobbs House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Hobbs House is a mid-terrace house in Sonning, Reading, Reading (RG4 6UR). It has a recorded floor area of 107 m² (around 1152 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (September 2021) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since November 2010. Between certificates, lighting went from Poor to Good; while wall efficiency dropped from Good to Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 81). At 107 m² this is the 2nd smallest of 3 units on EPC record in the building, where floor areas span 92–111 m².
At 107 m² it sits well below the postcode median (180 m² across 39 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 74% of similar EPCs).
Before you decide
Everything you need to know about 2 Hobbs House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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)
Sept 2021
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.9 t/year
Occupancy
Rented
Certificate validity
Valid until 3 September 2031
Property Improvements
Changes detected from historical EPC data
Sept 2021from Nov 2010
Hot Water
Very GoodGood
Hot water efficiency decreased
Low Energy Lighting
10%50%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Hobbs House, Thames Street, Sonning, Reading, RG4 6UR, sourced from the PlanIt planning register.
2 Hobbs House 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.
Versus other Thames Street homes
Four headline reads against 8 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Hobbs House stands well clear of the street.
EPC Rating
75 (C)
Street avg 57 (D)
Floor Area
107 m²
Street avg 81 m²
CO₂ Emissions
2.9 t/year
Street avg 4.9 t/year
Habitable Rooms
4 rooms
Street avg 4 rooms
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
0.2 km
High Street — bus stop.
Closest school
0.6 km
Sonning Church of England Primary School. 13 schools nearby.
Nearest schools
- Sonning Church of England Primary SchoolPrimary646m
- Willow Bank Infant SchoolPrimary1.8km
- Willow Bank Junior SchoolPrimary1.8km
- WaingelsSecondary1.8km
Nearest stops
- High StreetBus stop226m
- Fire StationBus stop257m
- High StreetBus stop285m
- Fire StationBus stop311m
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 6UR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.8dB
Night-time· 23:00 – 07:00
39.4dB
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-era2nd 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 £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.
£433k
1 Deanery Cottage, High Street, Sonning
RG4 6UP
£400k
1 Farleigh Mews, Caversham
RG4 6RG
£390k
1 Dumbarton Way, Caversham
RG4 6QT
£457k
1 Devon Drive, Caversham
RG4 6NT
3 bed
£486k
1 Chestnut Avenue, Caversham
RG4 6NS
£487k
1 Bramber Mews, Caversham
RG4 6NN
£489k
1 Dunster Close, Caversham
RG4 6RY
4 bed
£500k
1 Abbottsleigh Gardens, Caversham
RG4 6LA
3 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 Hobbs House is modelled from its 107 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG4 6UR. 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. No sale is recorded for 2 Hobbs House, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Hobbs House was lodged in September 2021 at band C and is valid until September 2031. 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 2 Hobbs House. 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 13 schools and 30 stops listed are measured in a straight line from RG4 6UR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Hobbs House is in council tax band E. 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 Hobbs House, Thames Street, Sonning, Reading, RG4 6UR. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG4 6URSold prices, values and energy ratings for the postcode
- RG 4 property marketPrices, postcodes, schools and transport across the district
- 2 Hobbs House, Thames Street, Sonning, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales