Model valuation£417,0008 Busby Close
Local market context
16 Hafod, Emmer Green, Reading, RG4 8LZ
3 sales on record
Estimated value
£800,000
- Since the 2015 sale (£535,000)+50%
- Against RG4 8LZ's recent median (£620,500)+29%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
147 m²
1587 sq ft
Energy rating
D
Score 57
Council tax
Band G
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
£800,000
- Against its 2015 sale (£535,000)+50%
- Against RG4 8LZ's recent median (£620,500)+29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Hafod is modelled from its 147 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG4 8LZ. 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
147 m² from the EPC lodged in July 2009
Sales of this home
3 sales recorded, the latest in 2015
Recent sales in RG4 8LZ
5 sales, median £620,500 (2025–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | 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.
Sale price has at least doubled since 1997.
Sales timeline
11 June 2015Most recent
£535,000
+25.9%over 4 years21 February 2011
£425,000
+127.3%over 13 years7 August 1997
£186,950
Median price across the last 5 sales in RG4 8LZ: £620,500 (2025–2014).
Nearby sales in RG4 8LZ
What this page doesn't show
1 potential issue has already been flagged for 16 Hafod, Emmer Green, Reading, RG4 8LZ. 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 16 Hafod
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Hafod is a four-bedroom detached house in Emmer Green, Reading, Reading (RG4 8LZ). It has a recorded floor area of 147 m² (around 1587 sq ft), construction records dating it to 1991-1995 and council tax band G. The latest certificate (July 2009) shows a D (score 57), a step below the typical UK home. The latest certificate is from July 2009, so improvements made since then won't be reflected.
Across 1997–2015, sale prices on this property compounded at 6.1% per year. Today's modelled estimate of £800,000 is 49.5% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£337/sq ft) was about 47.7% above the typical sold price in the postcode. Last changed hands 11 years ago, in June 2015.
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
- Bedrooms4
- Bathrooms3
Before you decide
Everything you need to know about 16 Hafod
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.
16 Hafod's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Jul 2019
Current Certificate
Jul 2009EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.7 t/year
Occupancy
Rented
Certificate validity
Expired on 20 July 2019
Planning history
Applications and permits filed against 16 Hafod, Emmer Green, Reading, RG4 8LZ, sourced from the PlanIt planning register.
16 Hafod has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Hafod homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 16 Hafod lags the street by a wide margin.
Price per m²
£3,630
Street avg £3,892
Floor Area
147 m²
Street avg 144 m²
Habitable Rooms
8 rooms
Street avg 7 rooms
CO₂ Emissions
6.7 t/year
Street avg 5.3 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
0.6 km
Kidmore Road — bus stop.
Closest school
0.5 km
Highdown School and Sixth Form Centre. 13 schools nearby.
Nearest schools
- Highdown School and Sixth Form CentreSecondary470m
- Emmer Green Primary SchoolPrimary765m
- The Hill Primary SchoolPrimary1.3km
- Caversham Primary SchoolPrimary1.3km
Nearest stops
- Kidmore RoadBus stop625m
- Highdown SchoolBus stop633m
- Caversham RoseBus stop642m
- St Barnabas ChurchBus stop763m
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 8LZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.1dB
Night-time· 23:00 – 07:00
36.1dB
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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£744k
1 Albany Gardens, Emmer Green
RG4 8PZ
4 bed3 bath
£717k
1 Aberaman, Emmer Green
RG4 8LD
4 bed4 bath
£641k
1 Cherry Close, Emmer Green
RG4 8UP
4 bed
£602k
1 Bell Court, Emmer Green
RG4 8HR
4 bed2 bath
£554k
1 Birchwood Close, Caversham
RG4 8XR
4 bed
£450k
1 Blaenant, Emmer Green
RG4 8PH
4 bed
£932k
1 Cherwell Road, Emmer Green
RG4 8QH
5 bed1 bath
£658k
1 Crawshay Drive, Emmer Green
RG4 8SX
3 bed1 bath
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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 16 Hafod is modelled from its 147 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG4 8LZ. 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 16 Hafod. 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 16 Hafod was lodged in July 2009 at band D and expired in July 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. None is matched to 16 Hafod. 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 8LZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Hafod is in council tax band G. 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 16 Hafod, Emmer Green, Reading, RG4 8LZ. Each answer is also embedded as structured data for search engines.
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- Every home in RG4 8LZSold prices, values and energy ratings for the postcode
- RG 4 property marketPrices, postcodes, schools and transport across the district
- 16 Hafod, Emmer Green, Reading valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales