Model valuation£417,0008 Busby Close
Local market context
2 Burcombe Way, Emmer Green, Reading, RG4 8RX
Estimated value
£330,000
- Against RG4 8RX's recent median (£309,000)+7%
Newest record on this page: December 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
4
From EPC
Floor area
87 m²
936 sq ft
Energy rating
D
Score 61
Council tax
Band C
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
£330,000
- Against RG4 8RX's recent median (£309,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Burcombe Way is modelled from its 87 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG4 8RX. 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
87 m² from the EPC lodged in September 2015
Sales of this home
No sale recorded since 1995
Recent sales in RG4 8RX
5 sales, median £309,000 (2023–2011)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
2 Burcombe Way has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG4 8RX: £309,000 (2023–2011).
What this page doesn't show
1 potential issue has already been flagged for 2 Burcombe Way, Emmer Green, Reading, RG4 8RX. 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 2 Burcombe Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Burcombe Way is a mid-terrace house in Emmer Green, Reading, Reading (RG4 8RX). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (September 2015) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 88), a 2-band jump. Main heating runs on electricity. The latest certificate is from September 2015, so improvements made since then won't be reflected.
It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs).
Before you decide
Everything you need to know about 2 Burcombe Way
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Sept 2025
Current Certificate
Sept 2015EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
5.8 t/year
Occupancy
Rented
Certificate validity
Expired on 28 September 2025
Planning history
Applications and permits filed against 2 Burcombe Way, Emmer Green, Reading, RG4 8RX, sourced from the PlanIt planning register.
2 Burcombe Way has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Burcombe Way homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 2 Burcombe Way lags the street by a wide margin.
EPC Rating
61 (D)
Street avg 69 (C)
Floor Area
87 m²
Street avg 90 m²
CO₂ Emissions
5.8 t/year
Street avg 3.4 t/year
Habitable Rooms
4 rooms
Street avg 5 rooms
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
0.1 km
Buckingham Drive — bus stop.
Closest school
0.1 km
The Hill Primary School. 16 schools nearby.
Nearest schools
- The Hill Primary SchoolPrimary137m
- Emmer Green Primary SchoolPrimary596m
- Highdown School and Sixth Form CentreSecondary833m
- Caversham Primary SchoolPrimary925m
Nearest stops
- Buckingham DriveBus stop77m
- Marshland SquareBus stop219m
- Surley RowBus stop269m
- Southdown RoadBus stop271m
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 8RX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.8dB
Night-time· 23:00 – 07:00
38.5dB
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 centuryMid-Terrace HouseEPC D
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.
From £595 · Includes VAT
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
£251k
1 Cardinal Close, Caversham
RG4 8BZ
£450k
1 Blaenant, Emmer Green
RG4 8PH
4 bed
£478k
1 Chester Street, Caversham
RG4 8JH
3 bed2 bath
£504k
1 Crendon Court, Caversham
RG4 8BE
3 bed
£206k
1 Claydon Court, Caversham
RG4 8BQ
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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 2 Burcombe Way is modelled from its 87 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG4 8RX. 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. No sale is recorded for 2 Burcombe Way, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 2 Burcombe Way was lodged in September 2015 at band D and expired in September 2025, 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. None is matched to 2 Burcombe Way. 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 16 schools and 30 stops listed are measured in a straight line from RG4 8RX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Burcombe Way 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 2 Burcombe Way, Emmer Green, Reading, RG4 8RX. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG4 8RXSold prices, values and energy ratings for the postcode
- RG 4 property marketPrices, postcodes, schools and transport across the district
- 2 Burcombe Way, Emmer Green, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales