Model valuation£417,0008 Busby Close
Local market context
22 Grove Cottages, Emmer Green, Reading, RG4 8RB
2 planning records
Last sold (2006)
£198,500
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- RG4 8RB recent median£396,000
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
2
Council tax
Band C
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for 22 Grove Cottages because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in RG4 8RB.
What an estimate needs
Floor area
No EPC on record
Sales of this home
2 sales recorded, the latest in 2006
Recent sales in RG4 8RB
5 sales, median £396,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Not available | 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.
22 Grove Cottages has more than doubled in price since the earliest registered sale in 1998.
Sales timeline
15 May 2006Most recent
£198,500
+130.8%over 7 years22 July 1998
£86,000
Median price across the last 5 sales in RG4 8RB: £396,000 (2025–2021).
Nearby sales in RG4 8RB
6 Grove Cottages, Emmer Green, Reading, RG4 8RB
Sold Feb 2025
£375,00015 Grove Cottages, Emmer Green, Reading, RG4 8RB
Sold May 2023
£400,00014 Grove Cottages, Emmer Green, Reading, RG4 8RB
Sold Mar 2023
£396,00016 Grove Cottages, Emmer Green, Reading, RG4 8RB
Sold Nov 2022
£415,00017 Grove Cottages, Emmer Green, Reading, RG4 8RB
Sold Oct 2021
£368,638
What this page doesn't show
1 potential issue has already been flagged for 22 Grove Cottages, Emmer Green, Reading, RG4 8RB. 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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About 22 Grove Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Grove Cottages is a two-bedroom property in Emmer Green, Reading, Reading (RG4 8RB). It has council tax band C. Other recorded features include a basement. Period features are noted in the property record.
Untraded for 20 years, with the last transfer in May 2006. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1998–2006, sale prices on this property compounded at 11.3% per year.
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
- Dining roomYes
- BasementYes
Outside
- Private gardenYes
Building
- Period featuresYes
Before you decide
Everything you need to know about 22 Grove Cottages
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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 22 Grove Cottages, Emmer Green, Reading, RG4 8RB, sourced from the PlanIt planning register.
22 Grove Cottages has 2 separate extension applications on the council record.
2 applications on record at 22 Grove Cottages, Emmer Green, Reading, RG4 8RB
2decisions2extensions2documents6nearby
- Nov 2020ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Single storey rear extension linking house to outbuilding
- Documents
- 1 doc on file
- Reference
- PL/20/1325
- More recent applications — locked
- ExtensionNov 2020Decision
Unlock 22 Grove Cottages, Emmer Green, Reading, RG4 8RB'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 2 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.2 km
Highdown School — bus stop.
Closest school
0.2 km
Emmer Green Primary School. 13 schools nearby.
Nearest schools
- Emmer Green Primary SchoolPrimary241m
- Highdown School and Sixth Form CentreSecondary242m
- The Hill Primary SchoolPrimary767m
- Caversham Primary SchoolPrimary1.0km
Nearest stops
- Highdown SchoolBus stop165m
- St Barnabas ChurchBus stop199m
- St Barnabas ChurchBus stop204m
- Southdown RoadBus stop433m
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 8RB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.4dB
Night-time· 23:00 – 07:00
37.6dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Level 2 HomeBuyer Report
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.
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£336k
1 Abbotsmead Place, Caversham
RG4 8BB
2 bed2 bath
£298k
1 Buckingham Gate, Emmer Green
RG4 8RT
2 bed1 bath
£397k
1 Burcombe Way, Emmer Green
RG4 8RX
3 bed1 bath
£478k
1 Chester Street, Caversham
RG4 8JH
3 bed2 bath
£504k
1 Crendon Court, Caversham
RG4 8BE
3 bed
£639k
1 Cedarwood Crescent, Caversham
RG4 8NW
3 bed
£658k
1 Crawshay Drive, Emmer Green
RG4 8SX
3 bed1 bath
£450k
1 Blaenant, Emmer Green
RG4 8PH
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
- We don't publish an estimate for 22 Grove Cottages because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in RG4 8RB.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 22 Grove Cottages. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- There is no Energy Performance Certificate on the public register for 22 Grove Cottages. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 22 Grove Cottages. 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 8RB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Grove Cottages is in council tax band C. 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 22 Grove Cottages, Emmer Green, Reading, RG4 8RB. Each answer is also embedded as structured data for search engines.
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