Model valuation£417,0008 Busby Close
Local market context
Willow House, Tokers Green Lane, Kidmore End, Reading, RG4 9AY
1 planning record
Estimated value
£1,098,000
- Against RG4 9AY's recent median (£1,017,000)+8%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
223 m²
2400 sq ft
Energy rating
C
Score 73
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
£1,098,000
- Against RG4 9AY's recent median (£1,017,000)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Willow House is modelled from its 223 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG4 9AY. 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
223 m² from the EPC lodged in August 2025
Sales of this home
No sale recorded since 1995
Recent sales in RG4 9AY
2 sales, median £1,017,000 (2022–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Willow House 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 2 sales in RG4 9AY: £1,017,000 (2022–2007).
What this page doesn't show
1 potential issue has already been flagged for Willow House, Tokers Green Lane, Kidmore End, Reading, RG4 9AY. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 Willow House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Willow House is a four-bedroom detached house in Kidmore End, Reading, Reading (RG4 9AY). It has a recorded floor area of 223 m² (around 2400 sq ft) and construction records dating it to 1967-1975. Other recorded features include attached land beyond the plot. Records show the property has been extended at some point in its history. The latest certificate (August 2025) shows a C (score 73).
One historical planning record sits against the property in 2011.
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
- Bathrooms3
- Dining roomYes
Outside
- GarageDouble
- LandYes
Building
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about Willow House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Current Certificate
Aug 2025EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 August 2035
Planning history
Applications and permits filed against Willow House, Tokers Green Lane, Kidmore End, Reading, RG4 9AY, sourced from the PlanIt planning register.
Council records include a part-single-part-two-storey rear extension at Willow House.
1 application on record at Willow House, Tokers Green Lane, Kidmore End, Reading, RG4 9AY
1decisions1extensions4documents6nearby
- Mar 2011ExtensionOutcome in report
Extension: Part single, part two storey · Rear of property
Proposed rear single and second storey extension.
- Documents
- 4 docs on file
- Reference
- P11/E0098
Unlock Willow House, Tokers Green Lane, Kidmore End, Reading, RG4 9AY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 6 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Tokers Green Lane homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
Willow House outperforms the street on epc rating by a wide margin.
EPC Rating
73 (C)
Street avg 69 (D)
Floor Area
223 m²
Street avg 220 m²
CO₂ Emissions
4.8 t/year
Street avg 7.2 t/year
Habitable Rooms
8 rooms
Street avg 8 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
0.2 km
St Johns Church — bus stop.
Closest school
0.2 km
Kidmore End Church of England Primary School. 4 schools nearby.
Nearest schools
- Kidmore End Church of England Primary SchoolPrimary161m
- Maiden Erlegh Chiltern EdgeSecondary758m
- Sonning Common Primary SchoolPrimary1.4km
- Peppard Church of England Primary SchoolPrimary2.9km
Nearest stops
- St Johns ChurchBus stop188m
- Chiltern Edge SchoolBus stop819m
- Westleigh DriveBus stop1.1km
- Kidmore End TurnBus stop1.1km
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 9AY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.9dB
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
Late 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,645 · 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 Dysons Wood Farm Cottages, Tokers Green Lane, Tokers Green
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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 Willow House is modelled from its 223 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG4 9AY. 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 Willow House, 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 Willow House was lodged in August 2025 at band C and is valid until August 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. 1 application is matched to Willow House. 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 4 schools and 30 stops listed are measured in a straight line from RG4 9AY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Willow House, Tokers Green Lane, Kidmore End, Reading, RG4 9AY. Each answer is also embedded as structured data for search engines.
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