Model valuation£417,0008 Busby Close
Local market context
25 Highdown Avenue, Emmer Green, Reading, RG4 8QT
4 planning records
Estimated value
£747,000
- Since the 1997 sale (£149,000)+401%
- Against RG4 8QT's recent median (£485,000)+54%
Newest record on this page: December 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Floor area
155 m²
1672 sq ft
Energy rating
D
Score 61
Council tax
Band F
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
£747,000
- Against its 1997 sale (£149,000)+401%
- Against RG4 8QT's recent median (£485,000)+54%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 25 Highdown Avenue is modelled from its 155 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
155 m² from the EPC lodged in May 2009
Sales of this home
1 sale recorded, the latest in 1997
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.
25 Highdown Avenue's modelled value sits at over four times its earliest registered sale price (1997).
Sales timeline
22 October 1997Most recent
£149,000
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 25 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 25 Highdown Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Highdown Avenue is a five-bedroom detached house in Emmer Green, Reading, Reading (RG4 8QT). It has a recorded floor area of 155 m² (around 1672 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (May 2009) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 73). The latest certificate is from May 2009, so improvements made since then won't be reflected. Other recorded features include a conservatory.
Held since October 1997 — that's 29 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £747,000 sits 401.3% above the 1997 sale of £149,000. On a £-per-square-foot basis, the last sale (£89/sq ft) was about 67.6% below the postcode norm. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension, partial demolition and a conservatory, meaningful when judging how the property has evolved. At 155 m² it's 19.2% larger than the typical home in the postcode (130 m² median across 8 EPCs).
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
- Dining roomYes
- ConservatoryYes
Outside
- Private gardenYes
- GarageYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 25 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.
25 Highdown Avenue'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 10 May 2019
Current Certificate
May 2009EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.5 t/year
Occupancy
Rented
Certificate validity
Expired on 10 May 2019
Planning history
Applications and permits filed against 25 Highdown Avenue, Emmer Green, Reading, RG4 8QT, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
4 applications on record at 25 Highdown Avenue, Emmer Green, Reading, RG4 8QT
4decisions4extensions14documents6nearby
Flagged:Demolition
- May 2005ConservatoryFullOutcome in report
Extension: Rear of property
Conservatory to the rear of the property
Extension- Documents
- 1 doc on file
- Reference
- PL/05/0320
- More recent applications — locked
- DemolitionApr 2021Decision
- DemolitionApr 2021Decision
+ 1 more application in the report
Unlock 25 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 14 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.
On price per m², 25 Highdown Avenue runs well behind the street norm.
Price per m²
£959
Street avg £3,937
Floor Area
155 m²
Street avg 124 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
6.5 t/year
Street avg 5.7 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
0.7 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 2 HomeBuyer Report
Early 20th centuryDetached HouseEPC D
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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 25 Highdown Avenue is modelled from its 155 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 25 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 25 Highdown Avenue was lodged in May 2009 at band D and expired in May 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. 4 applications are matched to 25 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
- 25 Highdown Avenue is in council tax band F. 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 25 Highdown Avenue, Emmer Green, Reading, RG4 8QT. Each answer is also embedded as structured data for search engines.
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- Every home in RG4 8QTSold prices, values and energy ratings for the postcode
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