Model valuation£417,0008 Busby Close
Local market context
17 Highdown Avenue, Emmer Green, Reading, RG4 8QT
Notable views4 planning records
Estimated value
£581,000
- Since the 2009 sale (£262,500)+121%
- Against RG4 8QT's recent median (£485,000)+20%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
134 m²
1442 sq ft
Energy rating
D
Score 66
Council tax
Band D
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
£581,000
- Against its 2009 sale (£262,500)+121%
- Against RG4 8QT's recent median (£485,000)+20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 17 Highdown Avenue is modelled from its 134 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG4 8QT. 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
134 m² from the EPC lodged in September 2025
Sales of this home
1 sale recorded, the latest in 2009
Recent sales in RG4 8QT
5 sales, median £485,000 (2022–2011)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
Sales timeline
9 August 2009Most recent
£262,500
Median price across the last 5 sales in RG4 8QT: £485,000 (2022–2011).
Nearby sales in RG4 8QT
7 Highdown Avenue, Emmer Green, Reading, RG4 8QT
Sold Dec 2022
£750,00021a, Highdown Avenue, Emmer Green, Reading, RG4 8QT
Sold Feb 2022
£485,00011 Highdown Avenue, Emmer Green, Reading, RG4 8QT
Sold Apr 2016
£530,00015 Highdown Avenue, Emmer Green, Reading, RG4 8QT
Sold May 2013
£295,5009 Highdown Avenue, Emmer Green, Reading, RG4 8QT
Sold Oct 2010
£435,000
What this page doesn't show
1 potential issue has already been flagged for 17 Highdown Avenue, Emmer Green, Reading, RG4 8QT. 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 17 Highdown Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
17 Highdown Avenue is a four-bedroom semi-detached house in Emmer Green, Reading, Reading (RG4 8QT). It has a recorded floor area of 134 m² (around 1442 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (September 2025) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. Other recorded features include notable views and a basement. Period features are noted in the property record. The home occupies a corner plot.
Untraded for 17 years, with the last transfer in August 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Today's modelled estimate of £581,000 sits 121.3% above the 2009 sale of £262,500. On a £-per-square-foot basis, the last sale (£182/sq ft) was about 33.9% below the postcode norm. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved.
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
- Bathrooms2
- Dining roomYes
- BasementYes
Outside
- Private gardenRear
- Notable viewsYes
- Corner plotYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 17 Highdown Avenue
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Sept 2025EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 September 2035
Planning history
Applications and permits filed against 17 Highdown Avenue, Emmer Green, Reading, RG4 8QT, sourced from the PlanIt planning register.
17 Highdown Avenue has 2 separate extension applications on the council record.
4 applications on record at 17 Highdown Avenue, Emmer Green, Reading, RG4 8QT
4decisions4extensions20documents6nearby
- Feb 2017Loft ConversionOutlineOutcome in report
loft conversion consisting of flat roof dormer to rear elevation
- Documents
- 4 docs on file
- Reference
- PL/16/2228
- More recent applications — locked
- ExtensionJul 2018Decision
- ExtensionJul 2018Decision
+ 1 more application in the report
Unlock 17 Highdown Avenue, Emmer Green, Reading, RG4 8QT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 6 notable nearby
- The 20 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Highdown Avenue homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
17 Highdown Avenue outperforms the street on years held by a wide margin.
Price per m²
£1,959
Street avg £3,812
Floor Area
134 m²
Street avg 127 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
4.7 t/year
Street avg 5.9 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
0.7 km
Highdown School — bus stop.
Closest school
0.6 km
Highdown School and Sixth Form Centre. 13 schools nearby.
Nearest schools
- Highdown School and Sixth Form CentreSecondary577m
- Emmer Green Primary SchoolPrimary688m
- The Hill Primary SchoolPrimary1.3km
- Caversham Primary SchoolPrimary1.5km
Nearest stops
- Highdown SchoolBus stop685m
- St Barnabas ChurchBus stop719m
- St Barnabas ChurchBus stop743m
- Crawshay DriveBus stop757m
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 8QT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.2dB
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 3 Building Survey
Mid 20th centurySemi-Detached HouseEPC DSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
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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1 Blaenant, Emmer Green
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1 Crawshay Drive, Emmer Green
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3 bed1 bath
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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 17 Highdown Avenue is modelled from its 134 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG4 8QT. 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 17 Highdown Avenue. 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 17 Highdown Avenue was lodged in September 2025 at band D and is valid until September 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 17 Highdown Avenue. 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 8QT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 17 Highdown Avenue is in council tax band D. 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 17 Highdown Avenue, Emmer Green, Reading, RG4 8QT. Each answer is also embedded as structured data for search engines.
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