Model valuation£417,0008 Busby Close
Local market context
12 Berrylands Road, Caversham, Reading, RG4 8NU
2 planning records
Estimated value
£624,000
- Since the 2014 sale (£410,000)+52%
- Against RG4 8NU's recent median (£640,000)-2%
Newest record on this page: May 2026. 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
131 m²
1410 sq ft
Energy rating
D
Score 67
Council tax
Band E
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
£624,000
- Against its 2014 sale (£410,000)+52%
- Against RG4 8NU's recent median (£640,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Berrylands Road is modelled from its 131 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG4 8NU. 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
131 m² from the EPC lodged in March 2015
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in RG4 8NU
5 sales, median £640,000 (2026–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | 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.
12 Berrylands Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
16 April 2014Most recent
£410,000
Median price across the last 5 sales in RG4 8NU: £640,000 (2026–2023).
Nearby sales in RG4 8NU
23 Berrylands Road, Caversham, Reading, RG4 8NU
Sold May 2026
£892,00011 Berrylands Road, Caversham, Reading, RG4 8NU
Sold Mar 2025
£583,50028 Berrylands Road, Caversham, Reading, RG4 8NU
Sold Nov 2024
£582,00015 Berrylands Road, Caversham, Reading, RG4 8NU
Sold Sept 2023
£640,00020 Berrylands Road, Caversham, Reading, RG4 8NU
Sold Jun 2023
£645,000
What this page doesn't show
1 potential issue has already been flagged for 12 Berrylands Road, Caversham, Reading, RG4 8NU. 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 12 Berrylands Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Berrylands Road is a three-bedroom semi-detached house in Caversham, Reading, Reading (RG4 8NU). It has a recorded floor area of 131 m² (around 1410 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (March 2015) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2011. Between certificates, lighting went from Poor to Very Good; while roof efficiency dropped from Average to Poor and window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 82), a 2-band jump. The latest certificate is from March 2015, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.
At 131 m² the property is well over the postcode median (91 m² across 15 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £624,000 sits 52.2% above the 2014 sale of £410,000. On a £-per-square-foot basis, the last sale (£291/sq ft) was about 35.9% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a loft conversion and a porch, meaningful when judging how the property has evolved. Last changed hands 12 years ago, in April 2014.
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
- Dining roomYes
Outside
- Private gardenYes
- GarageYes
- Cul-de-sacYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 12 Berrylands Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 02 Mar 2025
Current Certificate(1 of 2)
Mar 2015
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 2 March 2025
Property Improvements
Changes detected from historical EPC data
Mar 2015from Feb 2011
Heating Controls
FullProg + TRVs
Heating controls changed
Low Energy Lighting
14%100%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Berrylands Road, Caversham, Reading, RG4 8NU, sourced from the PlanIt planning register.
2 applications on record at 12 Berrylands Road, Caversham, Reading, RG4 8NU
2decisions2extensions9documents6nearby
- Jun 2015Loft ConversionFullOutcome in report
Extension: Side and rear of property
First floor side and rear extension, loft conversion with rear dormer windows, and new front porch
ExtensionPorch- Documents
- 3 docs on file
- Reference
- PL/15/0441
- More recent applications — locked
- Loft ConversionJun 2015Decision
Unlock 12 Berrylands Road, Caversham, Reading, RG4 8NU'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 6 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Berrylands Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Berrylands Road is notably below the street on price per m².
Price per m²
£3,130
Street avg £6,084
Floor Area
131 m²
Street avg 103 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.9 t/year
Street avg 4.7 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
0.1 km
Newlands Avenue — bus stop.
Closest school
0.4 km
Caversham Primary School. 25 schools nearby.
Nearest schools
- Caversham Primary SchoolPrimary414m
- St Anne's Catholic Primary SchoolPrimary461m
- Thameside Primary SchoolPrimary559m
- E P Collier Primary SchoolPrimary1.1km
Nearest stops
- Newlands AvenueBus stop122m
- Hemdean HillBus stop231m
- Balmore DriveBus stop291m
- Rufus Isaacs RoadBus stop291m
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 8NU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.7dB
Night-time· 23:00 – 07:00
40.4dB
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 2 HomeBuyer Report
Mid 20th centurySemi-Detached HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £895 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£639k
1 Cedarwood Crescent, Caversham
RG4 8NW
3 bed
£658k
1 Crawshay Drive, Emmer Green
RG4 8SX
3 bed1 bath
£504k
1 Crendon Court, Caversham
RG4 8BE
3 bed
£478k
1 Chester Street, Caversham
RG4 8JH
3 bed2 bath
£397k
1 Burcombe Way, Emmer Green
RG4 8RX
3 bed1 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
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 12 Berrylands Road is modelled from its 131 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG4 8NU. 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 12 Berrylands Road. 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 12 Berrylands Road was lodged in March 2015 at band D and expired in March 2025, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 12 Berrylands Road. 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 25 schools and 30 stops listed are measured in a straight line from RG4 8NU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Berrylands Road 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 12 Berrylands Road, Caversham, Reading, RG4 8NU. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG4 8NUSold prices, values and energy ratings for the postcode
- RG 4 property marketPrices, postcodes, schools and transport across the district
- 12 Berrylands Road, Caversham, 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