Model valuation£417,0008 Busby Close
Local market context
Stanbury Park, East Lodge, Basingstoke Road, Spencers Wood, Reading, RG7 1AJ
7 planning records
Estimated value
£420,000
- Since the 2011 sale (£175,000)+140%
- Against RG7 1AJ's recent median (£517,500)-19%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
4
From EPC
Floor area
104 m²
1119 sq ft
Energy rating
C
Score 70
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
£420,000
- Against its 2011 sale (£175,000)+140%
- Against RG7 1AJ's recent median (£517,500)-19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Stanbury Park is modelled from its 104 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 1AJ. 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
104 m² from the EPC lodged in October 2016
Sales of this home
1 sale recorded, the latest in 2011
Recent sales in RG7 1AJ
5 sales, median £517,500 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 7 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.
Sales timeline
13 September 2011Most recent
£175,000
Median price across the last 5 sales in RG7 1AJ: £517,500 (2025–2016).
Nearby sales in RG7 1AJ
Glenamoy House, Basingstoke Road, Spencers Wood, Reading, RG7 1AJ
Sold Oct 2025
£750,000School House, Basingstoke Road, Spencers Wood, Reading, RG7 1AJ
Sold Aug 2024
£517,500Ithaca, Basingstoke Road, Spencers Wood, Reading, RG7 1AJ
Sold Dec 2023
£660,000Highfield Cottage, Basingstoke Road, Spencers Wood, Reading, RG7 1AJ
Sold Dec 2017
£465,000
What this page doesn't show
1 potential issue has already been flagged for Stanbury Park, East Lodge, Basingstoke Road, Spencers Wood, Reading, RG7 1AJ. 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 Stanbury Park
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Stanbury Park is a detached house in Spencers Wood, Reading, Reading (RG7 1AJ). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (October 2016) shows a C (score 70). When first surveyed in December 2010 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Average to Good and window efficiency went from Very Poor to Average. The recommended improvements would lift it to A (score 101), a 2-band jump.
Today's modelled estimate of £420,000 sits 140% above the 2011 sale of £175,000. On a £-per-square-foot basis, the last sale (£156/sq ft) was about 50.5% below the postcode norm. 7 planning records sit against the property, 2 approved, 3 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 104 m² it's 25.2% smaller than the typical home in the postcode (139 m² median across 5 EPCs). Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). On the market in September 2011 and unlisted since — roughly 15 years.
Before you decide
Everything you need to know about Stanbury Park
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 24 Oct 2026
Current Certificate(1 of 2)
Oct 2016
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Rented
Certificate validity
Expired on 24 October 2026
Property Improvements
Changes detected from historical EPC data
Oct 2016from Dec 2010
EPC improved fromE43toC70
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorPoor
Wall insulation improved
Roof
AverageGood
Roof insulation improved
Planning history
Applications and permits filed against Stanbury Park, East Lodge, Basingstoke Road, Spencers Wood, Reading, RG7 1AJ, sourced from the PlanIt planning register.
Stanbury Park has 2 separate extension applications on the council record.
7 applications on record at Stanbury Park, East Lodge, Basingstoke Road, Spencers Wood, Reading, RG7 1AJ
7decisions2extensions62documents8nearby
- May 2006ConditionsOutcome in report
Proposed variation to condition 5 of consent 65/69 to allow existing access to be used for 4 additional proposed dwellings on site.
- Documents
- 4 docs on file
- Reference
- 041224
- More recent applications — locked
- ExtensionJul 2012Decision
- ExtensionJul 2012Decision
+ 4 more applications in the report
Unlock Stanbury Park, East Lodge, Basingstoke Road, Spencers Wood, Reading, RG7 1AJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (7 on record)
- All 7 applications on this property in full, plus 8 notable nearby
- The 62 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Basingstoke Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Stanbury Park runs well behind the street norm.
Price per m²
£1,683
Street avg £4,683
Floor Area
104 m²
Street avg 123 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
3.6 t/year
Street avg 6.4 t/year
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
150/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Hyde End Road — bus stop.
Closest school
1.0 km
Lambs Lane Primary School. 6 schools nearby.
Nearest schools
- Lambs Lane Primary SchoolPrimary996m
- Oakbank SchoolSecondary1.1km
- Grazeley Church of England Primary SchoolPrimary1.5km
- Alder Grove Church of England Primary SchoolPrimary1.6km
Nearest stops
- Hyde End RoadBus stop133m
- The SquareBus stop194m
- St Michaels HallBus stop267m
- Clares Green RoadBus stop323m
Most reported crime locally
- Violence & Sexual Offences769 reports37%
- Anti-social Behaviour327 reports16%
- Criminal Damage & Arson233 reports11%
- Shoplifting167 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 RG7 1AJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.3dB
Night-time· 23:00 – 07:00
40.5dB
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 3 Building Survey
Victorian-eraDetached BungalowEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · 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 Albert Close, Spencers Wood
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3 bed1 bath
£436k
1 Beatty Rise, Spencers Wood
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3 bed3 bath
£400k
1 Appletree Lane, Spencers Wood
RG7 1EE
£449k
1 Clarks Farm Cottages, Bunglers Hill Road, Farley Hill
RG7 1TW
£453k
1 Bridge Cottages, Hartley Court Road, Three Mile Cross
RG7 1NJ
£466k
1 Buttermilk Grove, Three Mile Cross
RG7 1GG
£501k
1 Bowling Green, Three Mile Cross
RG7 1FY
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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 Stanbury Park is modelled from its 104 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 1AJ. 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 Stanbury Park. 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 Stanbury Park was lodged in October 2016 at band C and expired in October 2026, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 7 applications are matched to Stanbury Park. 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 14 months, which places each incident at an approximate point. The 6 schools and 30 stops listed are measured in a straight line from RG7 1AJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Stanbury Park 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 Stanbury Park, East Lodge, Basingstoke Road, Spencers Wood, Reading, RG7 1AJ. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 1AJSold prices, values and energy ratings for the postcode
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- Stanbury Park, East Lodge, Basingstoke Road, Spencers Wood, Reading valuationHow the estimate is built and what moves it
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