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9 Highdown Avenue, Emmer Green, Reading, RG4 8QT

5 planning records

Estimated value

£811,000

  • Since the 2010 sale (£435,000)+86%
  • Against RG4 8QT's recent median (£485,000)+67%

Newest record on this page: July 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
5
Bathrooms
2
Floor area
165 m²
1776 sq ft
Energy rating
D
Score 64
Council tax
Band E
Tenure
Freehold
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Valuation

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

£811,000

  • Against its 2010 sale (£435,000)+86%
  • Against RG4 8QT's recent median (£485,000)+67%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 9 Highdown Avenue is modelled from its 165 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

    165 m² from the EPC lodged in July 2024

  • Sales of this home

    1 sale recorded, the latest in 2010

  • Recent sales in RG4 8QT

    5 sales, median £485,000 (2022–2011)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2022Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 5 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

9 Highdown Avenue valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 25 October 2010Most recent

    £435,000

Median price across the last 5 sales in RG4 8QT: £485,000 (2022–2011).

Risks

What this page doesn't show

1 potential issue has already been flagged for 9 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

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Overview

About 9 Highdown Avenue

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

9 Highdown Avenue is a five-bedroom detached house in Emmer Green, Reading, Reading (RG4 8QT). It has a recorded floor area of 165 m² (around 1776 sq ft), construction records dating it to 1900-1929 and council tax band E. Tenure is freehold. The latest certificate (July 2024) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2010. Between certificates, wall efficiency dropped from Good to Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 79). Other recorded features include outbuildings. Records show the property has been extended at some point in its history.

It hasn't traded since October 2010, a hold of 16 years that's notably long for the area. Today's modelled estimate of £811,000 sits 86.4% above the 2010 sale of £435,000. 5 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 165 m² it's 26.6% larger than the typical home in the postcode (130 m² median across 8 EPCs).

Specifications

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
  • Bathrooms2
  • EnsuiteYes

Outside

  • DrivewayYes
  • OutbuildingsYes

Building

  • TenureFreehold
  • Previously extendedYes
Before you decide

Everything you need to know about 9 Highdown Avenue

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

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Jul 2024

EPC Rating

A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 14 July 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Jul 2024from Jul 2010
Hot Water
Very GoodGood

Hot water efficiency decreased

Low Energy Lighting
75%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 9 Highdown Avenue, Emmer Green, Reading, RG4 8QT, sourced from the PlanIt planning register.

9 Highdown Avenue has been extended on multiple sides of the property across separate planning applications.

5 applications on record at 9 Highdown Avenue, Emmer Green, Reading, RG4 8QT

5decisions5extensions13documents6nearby
  1. Nov 2001
    ExtensionFull
    Outcome in report

    Extension: Single storey · Rear of property

    Single storey flat roof rear extension

    Reference
    PL/01/0666
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. ExtensionDecision

+ 2 more applications in the report

Unlock 9 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 (5 on record)
  • All 5 applications on this property in full, plus 6 notable nearby
  • The 13 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

On the street

Versus other Highdown Avenue homes

Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for 9 Highdown Avenue runs comfortably ahead of the street norm.

Price per m²

£2,636

Street avg £3,728

Below

Floor Area

165 m²

Street avg 123 m²

Strongly above

Habitable Rooms

9 rooms

Street avg 7 rooms

Strongly above

CO₂ Emissions

5.2 t/year

Street avg 5.8 t/year

On par
Area

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.
Full Reading report

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.

Noise

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 road noise heatmap for RG4 8QT

Daytime· 07:00 – 23:00

44.2dB

Low
Night-time road noise heatmap for RG4 8QT

Night-time· 23:00 – 07:00

36.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseFreeholdEPC DPre-1919 buildPermanent outbuildings

Because the property was built before 1919 and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,360 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£932k

1 Cherwell Road, Emmer Green

RG4 8QH

5 bed1 bath
£744k

1 Albany Gardens, Emmer Green

RG4 8PZ

4 bed3 bath
£717k

1 Aberaman, Emmer Green

RG4 8LD

4 bed4 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
£450k

1 Blaenant, Emmer Green

RG4 8PH

4 bed
£658k

1 Crawshay Drive, Emmer Green

RG4 8SX

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 9 Highdown Avenue is modelled from its 165 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 9 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 9 Highdown Avenue was lodged in July 2024 at band D and is valid until July 2034. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 9 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
9 Highdown Avenue 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 9 Highdown Avenue, Emmer Green, Reading, RG4 8QT. Each answer is also embedded as structured data for search engines.

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