Model valuation£417,0008 Busby Close
Local market context
8 Hafod, Emmer Green, Reading, RG4 8LZ
3 sales on record
Estimated value
£830,000
- Since the 2012 sale (£550,000)+51%
- Against RG4 8LZ's recent median (£620,500)+34%
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
5
Bathrooms
3
Floor area
159 m²
1711 sq ft
Energy rating
D
Score 67
Council tax
Band G
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
£830,000
- Against its 2012 sale (£550,000)+51%
- Against RG4 8LZ's recent median (£620,500)+34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Hafod is modelled from its 159 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
159 m² from the EPC lodged in May 2012
Sales of this home
3 sales recorded, the latest in 2012
Recent sales in RG4 8LZ
5 sales, median £620,500 (2025–2015)
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.
8 Hafod has more than doubled in price since the earliest registered sale in 1998.
Sales timeline
20 August 2012Most recent
£550,000
+57.1%over 9 years10 October 2002
£350,000
+55.6%over 4 years16 January 1998
£225,000
Median price across the last 5 sales in RG4 8LZ: £620,500 (2025–2015).
Nearby sales in RG4 8LZ
What this page doesn't show
1 potential issue has already been flagged for 8 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 8 Hafod
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Hafod is a five-bedroom detached house in Emmer Green, Reading, Reading (RG4 8LZ). It has a recorded floor area of 159 m² (around 1711 sq ft), construction records dating it to 1996-2002 and council tax band G. The latest certificate (May 2012) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77). The latest certificate is from May 2012, so improvements made since then won't be reflected. The home occupies a corner plot.
Across 1998–2012, sale prices on this property compounded at 6.3% per year. Today's modelled estimate of £830,000 sits 50.9% above the 2012 sale of £550,000. On a £-per-square-foot basis, the last sale (£321/sq ft) was about 34.3% above the typical sold price in the postcode. At 159 m² it's 16.1% larger than the typical home in the postcode (137 m² median across 8 EPCs). Last sold in August 2012, so it's been off the market for around 14 years.
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
- Bedrooms5
- Bathrooms3
- EnsuiteYes
Outside
- Private gardenYes
- GarageDouble
- Corner plotYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 8 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.
8 Hafod'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 05 May 2022
Current Certificate
May 2012EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 May 2022
Planning history
Applications and permits filed against 8 Hafod, Emmer Green, Reading, RG4 8LZ, sourced from the PlanIt planning register.
8 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.
On habitable rooms, 8 Hafod stands well clear of the street.
Price per m²
£3,459
Street avg £3,913
Floor Area
159 m²
Street avg 142 m²
Habitable Rooms
9 rooms
Street avg 7 rooms
CO₂ Emissions
5.4 t/year
Street avg 5.4 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.
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£602k
1 Bell Court, Emmer Green
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4 bed2 bath
£554k
1 Birchwood Close, Caversham
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£450k
1 Blaenant, Emmer Green
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£658k
1 Crawshay Drive, Emmer Green
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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 8 Hafod is modelled from its 159 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 8 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 8 Hafod was lodged in May 2012 at band D and expired in May 2022, 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 8 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
- 8 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 8 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
- 8 Hafod, Emmer Green, 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