Model valuation£417,0008 Busby Close
Local market context
33 Gravel Hill, Emmer Green, Reading, RG4 8QN
Extendable3 planning records
Estimated value
£668,000
- Since the 2021 sale (£630,000)+6%
- Against RG4 8QN's recent median (£450,000)+48%
Newest record on this page: August 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
89 m²
958 sq ft
Energy rating
E
Score 48
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
£668,000
- Against its 2021 sale (£630,000)+6%
- Against RG4 8QN's recent median (£450,000)+48%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 33 Gravel Hill is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG4 8QN. 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
89 m² from the EPC lodged in July 2021
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in RG4 8QN
5 sales, median £450,000 (2021–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Latest sale on 33 Gravel Hill was the highest on Land Registry record across the postcode.
Sales timeline
2 November 2021Most recent
£630,000
Median price across the last 5 sales in RG4 8QN: £450,000 (2021–2016).
Nearby sales in RG4 8QN
1a, Gravel Hill, Emmer Green, Reading, RG4 8QN
Sold Jun 2021
£600,0009 Gravel Hill, Emmer Green, Reading, RG4 8QN
Sold Dec 2020
£525,0007 Gravel Hill, Emmer Green, Reading, RG4 8QN
Sold Aug 2020
£448,00023 Gravel Hill, Emmer Green, Reading, RG4 8QN
Sold Jul 2018
£425,00011 Gravel Hill, Emmer Green, Reading, RG4 8QN
Sold Jun 2016
£450,000
What this page doesn't show
1 potential issue has already been flagged for 33 Gravel Hill, Emmer Green, Reading, RG4 8QN. 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 33 Gravel Hill
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
33 Gravel Hill is a two-bedroom detached house in Emmer Green, Reading, Reading (RG4 8QN). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (July 2021) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 84), a 3-band jump. Our model identifies extension potential, subject to local planning policy. The home occupies a corner plot.
At 89 m² it's 18% smaller than the typical home in the postcode (109 m² median across 12 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. On a £-per-square-foot basis, the last sale (£658/sq ft) was about 81.8% above the typical sold price in the postcode. Last sale on file: £630,000 in November 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
- GarageDouble, Detached
- Corner plotYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 33 Gravel Hill
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.
33 Gravel Hill sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Jul 2021EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
6.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 18 July 2031
Planning history
Applications and permits filed against 33 Gravel Hill, Emmer Green, Reading, RG4 8QN, sourced from the PlanIt planning register.
3 applications on record at 33 Gravel Hill, Emmer Green, Reading, RG4 8QN
2decisions3extensions14documents6nearby
- Aug 2022Loft ConversionFullOutcome in report
Extension: Rear of property
Proposed rear extension, loft conversion with dormer windows and changes to existing fenestration
Extension- Documents
- 4 docs on file
- Reference
- 220499
- More recent applications — locked
- Loft ConversionAug 2023Decision
- Loft ConversionAug 2022Decision
Unlock 33 Gravel Hill, Emmer Green, Reading, RG4 8QN'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 3 applications on this property in full, plus 6 notable nearby
- The 14 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Gravel Hill homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 33 Gravel Hill runs comfortably ahead of the street norm.
Price per m²
£7,079
Street avg £4,446
Floor Area
89 m²
Street avg 109 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
6.2 t/year
Street avg 4.6 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
0.5 km
Highdown School — bus stop.
Closest school
0.4 km
Highdown School and Sixth Form Centre. 13 schools nearby.
Nearest schools
- Highdown School and Sixth Form CentreSecondary404m
- Emmer Green Primary SchoolPrimary580m
- The Hill Primary SchoolPrimary1.2km
- Caversham Primary SchoolPrimary1.3km
Nearest stops
- Highdown SchoolBus stop521m
- St Barnabas ChurchBus stop592m
- St Barnabas ChurchBus stop607m
- Crawshay DriveBus stop776m
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 8QN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.4dB
Night-time· 23:00 – 07:00
36.2dB
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 centuryDetached BungalowEPC E
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.
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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.
£658k
1 Crawshay Drive, Emmer Green
RG4 8SX
3 bed1 bath
£639k
1 Cedarwood Crescent, Caversham
RG4 8NW
3 bed
£336k
1 Abbotsmead Place, Caversham
RG4 8BB
2 bed2 bath
£298k
1 Buckingham Gate, Emmer Green
RG4 8RT
2 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
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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 33 Gravel Hill is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG4 8QN. 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 33 Gravel Hill. 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 33 Gravel Hill was lodged in July 2021 at band E and is valid until July 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 33 Gravel Hill. 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 8QN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 33 Gravel Hill 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 33 Gravel Hill, Emmer Green, Reading, RG4 8QN. Each answer is also embedded as structured data for search engines.
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- Every home in RG4 8QNSold prices, values and energy ratings for the postcode
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- 33 Gravel Hill, Emmer Green, Reading valuationHow the estimate is built and what moves it
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