Model valuation£417,0008 Busby Close
Local market context
2 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU
3 sales on record12 planning records
Estimated value
£188,000
- Since the 2001 sale (£95,000)+98%
- Against RG4 8HU's recent median (£180,000)+4%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 1st
Habitable rooms
2
From EPC
Floor area
51 m²
549 sq ft
Energy rating
D
Score 55
Council tax
Band B
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
£188,000
- Against its 2001 sale (£95,000)+98%
- Against RG4 8HU's recent median (£180,000)+4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Archway House is modelled from its 51 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG4 8HU. 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
51 m² from the EPC lodged in December 2015
Sales of this home
3 sales recorded, the latest in 2001
Recent sales in RG4 8HU
5 sales, median £180,000 (2023–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 12 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.
Sale price has at least doubled since 1995.
Sales timeline
5 November 2001Most recent
£95,000
+104.3%over 5 years7 July 1996
£46,500
+6.9%over 11 months15 August 1995
£43,500
Median price across the last 5 sales in RG4 8HU: £180,000 (2023–2015).
Nearby sales in RG4 8HU
6 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU
Sold Feb 2023
£180,0003 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU
Sold Oct 2018
£225,0007 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU
Sold May 2015
£145,5004 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU
Sold Feb 2012
£110,0009 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU
Sold Oct 2011
£125,000
What this page doesn't show
1 potential issue has already been flagged for 2 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 Archway House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Archway House is a semi-detached house in Caversham, Reading, Reading (RG4 8HU). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1983-1990 and council tax band B. At 51 m² this is the 8th smallest of 9 units on EPC record in the building, where floor areas span 23–52 m². The building's EPC ratings span D to B, with this unit at the bottom. On EPC score it ranks last in the building (55 versus a best of 83). The latest certificate (December 2015) shows a D (score 55), a step below the typical UK home. The recommended improvements would push it to C (score 72). Main heating runs on electricity. The latest certificate is from December 2015, so improvements made since then won't be reflected.
It hasn't traded since November 2001, a hold of 25 years that's notably long for the area. Across 1995–2001, sale prices on this property compounded at 13.4% per year. Today's modelled estimate of £188,000 sits 97.9% above the 2001 sale of £95,000. On a £-per-square-foot basis, the last sale (£173/sq ft) was about 30.1% below the postcode norm. 12 planning records sit against the property, 8 approved, 4 refused. Past consents include subdivision and change of use to residential, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs).
Before you decide
Everything you need to know about 2 Archway House
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 08 Dec 2025
Current Certificate
Dec 2015EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 8 December 2025
Planning history
Applications and permits filed against 2 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
12 applications on record at 2 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU
12decisions75documents6nearby
Flagged:SubdivisionChange of use
- Sept 2017Change Of UseFullOutcome in report
Change of use of ground floor of Archway House (west) from A1 to B1 use to provide an entrance to B1 floor space at first floor level
- Documents
- 3 docs on file
- Reference
- PL/17/1027
- More recent applications — locked
- SubdivisionFeb 2025Decision
- SubdivisionFeb 2025Decision
+ 9 more applications in the report
Unlock 2 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (12 on record)
- All 12 applications on this property in full, plus 6 notable nearby
- The 75 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Gosbrook Road homes
Four headline reads against 8 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Archway House runs well behind the street norm.
Price per m²
£1,863
Street avg £3,494
Floor Area
51 m²
Street avg 43 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
4.3 t/year
Street avg 2.0 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
Church Street — bus stop.
Closest school
0.2 km
Thameside Primary School. 28 schools nearby.
Nearest schools
- Thameside Primary SchoolPrimary217m
- St Anne's Catholic Primary SchoolPrimary485m
- E P Collier Primary SchoolPrimary641m
- Caversham Primary SchoolPrimary700m
Nearest stops
- Church StreetBus stop54m
- Prospect StreetBus stop137m
- Caversham LibraryBus stop166m
- Falkland RoadBus stop198m
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 8HU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.7dB
Night-time· 23:00 – 07:00
42.3dB
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 century1st Floor FlatEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£180k
1 Archway House, Gosbrook Road, Caversham
RG4 8HU
1 bed1 bath
£179k
1 Brook Lea, Caversham
RG4 8EP
£206k
1 Claydon Court, Caversham
RG4 8BQ
£251k
1 Cardinal Close, Caversham
RG4 8BZ
£298k
1 Buckingham Gate, Emmer Green
RG4 8RT
2 bed1 bath
£336k
1 Abbotsmead Place, Caversham
RG4 8BB
2 bed2 bath
£397k
1 Burcombe Way, Emmer Green
RG4 8RX
3 bed1 bath
£450k
1 Blaenant, Emmer Green
RG4 8PH
4 bed
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Start your researchHow to read this page
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 Archway House is modelled from its 51 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG4 8HU. 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. 3 sales are recorded for 2 Archway House. 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 Archway House was lodged in December 2015 at band D and expired in December 2025, 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. 12 applications are matched to 2 Archway 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 28 schools and 30 stops listed are measured in a straight line from RG4 8HU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Archway House is in council tax band B. 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 Archway House, Gosbrook Road, Caversham, Reading, RG4 8HU. Each answer is also embedded as structured data for search engines.
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- Every home in RG4 8HUSold prices, values and energy ratings for the postcode
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