Model valuation£417,0008 Busby Close
Local market context
2 Homestead Cottages, Playhatch, Reading, RG4 9QR
Estimated value
£645,000
- Against RG4 9QR's recent median (£597,500)+8%
Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
111 m²
1195 sq ft
Energy rating
D
Score 58
Council tax
Band F
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
£645,000
- Against RG4 9QR's recent median (£597,500)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Homestead Cottages is modelled from its 111 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG4 9QR. 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
111 m² from the EPC lodged in November 2024
Sales of this home
No sale recorded since 1995
Recent sales in RG4 9QR
2 sales, median £597,500 (2016–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2016 | 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 Homestead Cottages 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 9QR: £597,500 (2016–2006).
Nearby sales in RG4 9QR
What this page doesn't show
1 potential issue has already been flagged for 2 Homestead Cottages, Playhatch, Reading, RG4 9QR. 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 2 Homestead Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Homestead Cottages is a semi-detached house in Playhatch, Reading, Reading (RG4 9QR). It has a recorded floor area of 111 m² (around 1195 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (November 2024) shows a D (score 58), a step below the typical UK home. When first surveyed in November 2018 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Poor to Average and main heating went from Poor to Average. The recommended improvements would lift it to A (score 96), a 3-band jump. Main heating runs on oil.
Before you decide
Everything you need to know about 2 Homestead Cottages
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2024
EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 November 2034
Property Improvements
Changes detected from historical EPC data
Nov 2024from Nov 2018
EPC improved fromF29toD58
Hot Water
PoorAverage
Hot water efficiency improved
Windows
AverageGood
Window efficiency improved
Planning history
Applications and permits filed against 2 Homestead Cottages, Playhatch, Reading, RG4 9QR, sourced from the PlanIt planning register.
2 Homestead Cottages 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.
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.
Crime
134/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Playhatch Roundabout — bus stop.
Closest school
1.3 km
St Martin's Catholic Primary School. 9 schools nearby.
Nearest schools
- St Martin's Catholic Primary SchoolPrimary1.3km
- Caversham Park Primary SchoolPrimary1.4km
- Micklands Primary SchoolPrimary1.6km
- Sonning Church of England Primary SchoolPrimary2.1km
Nearest stops
- Playhatch RoundaboutBus stop242m
- Garden CentreBus stop370m
- Devon DriveBus stop947m
- The GreenBus stop953m
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 9QR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.7dB
Night-time· 23:00 – 07:00
44.3dB
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
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildNo mains gasLow flood risk
Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
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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 Homestead Cottages is modelled from its 111 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG4 9QR. 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 Homestead Cottages, 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 Homestead Cottages was lodged in November 2024 at band D and is valid until November 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. None is matched to 2 Homestead 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 9 schools and 30 stops listed are measured in a straight line from RG4 9QR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Homestead Cottages 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 2 Homestead Cottages, Playhatch, Reading, RG4 9QR. Each answer is also embedded as structured data for search engines.
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- Every home in RG4 9QRSold prices, values and energy ratings for the postcode
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- 2 Homestead Cottages, Playhatch, Reading valuationHow the estimate is built and what moves it
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