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28 Grazeley Road, Three Mile Cross, Reading, RG7 1BJ

2 planning records

Estimated value

£442,000

  • Since the 2022 sale (£400,000)+11%
  • Against RG7 1BJ's recent median (£512,000)-14%

Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
86 m²
926 sq ft
Energy rating
F
Score 35
Council tax
Band D
Tenure
Owner Occupied
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Valuation

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

£442,000

  • Against its 2022 sale (£400,000)+11%
  • Against RG7 1BJ's recent median (£512,000)-14%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 28 Grazeley Road is modelled from its 86 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 1BJ. 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

    86 m² from the EPC lodged in June 2013

  • Sales of this home

    1 sale recorded, the latest in 2022

  • Recent sales in RG7 1BJ

    5 sales, median £512,000 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 9 November 2022Most recent

    £400,000

Median price across the last 5 sales in RG7 1BJ: £512,000 (2025–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 28 Grazeley Road, Three Mile Cross, Reading, RG7 1BJ. 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

Overview

About 28 Grazeley Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

28 Grazeley Road is a semi-detached house in Three Mile Cross, Reading, Reading (RG7 1BJ). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (June 2013) shows an F (score 35), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 88), a 4-band jump. The latest certificate is from June 2013, so improvements made since then won't be reflected.

At 86 m² it sits well below the postcode median (124 m² across 33 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a loft conversion and an annexe, meaningful when judging how the property has evolved. Today's modelled estimate of £442,000 is 10.5% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£432/sq ft) was about 31.2% above the typical sold price in the postcode. Most recent transfer: November 2022 at £400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about 28 Grazeley Road

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

28 Grazeley Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 02 Jun 2023

Current Certificate
Jun 2013

EPC Rating

A
B
C
D
E
F
F35
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 2 June 2023

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 28 Grazeley Road, Three Mile Cross, Reading, RG7 1BJ, sourced from the PlanIt planning register.

2 applications on record at 28 Grazeley Road, Three Mile Cross, Reading, RG7 1BJ

2decisions1extensions24documents8nearby
Flagged:Retrospective
  1. Aug 2023
    AnnexAmendment
    Outcome in report

    Householder application for the proposed erection of an annexe in the rear garden (retrospective).

    Retrospective
    Documents
    9 docs on file
    Reference
    231249
    Full record in report
  2. More recent applications — locked
  3. Loft ConversionDecision

Unlock 28 Grazeley Road, Three Mile Cross, Reading, RG7 1BJ'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 8 notable nearby
  • The 24 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Grazeley Road homes

Four headline reads against 33 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, 28 Grazeley Road runs well behind the street norm.

Price per m²

£4,651

Street avg £3,552

Above

Floor Area

86 m²

Street avg 128 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

6.3 t/year

Street avg 4.1 t/year

Strongly below
Area

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.
Full Reading report

Crime

150/mo

Falling year-on-year across the wider district.

Nearest stop

0.3 km

Three Mile Cross Post Office — bus stop.

Closest school

0.8 km

Oakbank School. 11 schools nearby.

Nearest schools

  • Oakbank SchoolSecondary839m
  • Alder Grove Church of England Primary SchoolPrimary1.5km
  • Grazeley Church of England Primary SchoolPrimary1.5km
  • Lambs Lane Primary SchoolPrimary1.9km

Nearest stops

  • Three Mile Cross Post OfficeBus stop277m
  • Mereoak LaneBus stop348m
  • Mereoak Lane - Park & RideBus stop358m
  • Mereoak Lane 3Bus stop408m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG7 1BJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG7 1BJ

Daytime· 07:00 – 23:00

55.6dB

Moderate
Night-time road noise heatmap for RG7 1BJ

Night-time· 23:00 – 07:00

48.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Early 20th centurySemi-Detached HouseEPC F

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 £695 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£436k

1 Beatty Rise, Spencers Wood

RG7 1FQ

3 bed3 bath
£449k

1 Clarks Farm Cottages, Bunglers Hill Road, Farley Hill

RG7 1TW

£435k

1 Clements Close, Spencers Wood

RG7 1HJ

3 bed1 bath
£453k

1 Bridge Cottages, Hartley Court Road, Three Mile Cross

RG7 1NJ

£466k

1 Buttermilk Grove, Three Mile Cross

RG7 1GG

£413k

1 Albert Close, Spencers Wood

RG7 1UQ

£400k

1 Appletree Lane, Spencers Wood

RG7 1EE

£501k

1 Bowling Green, Three Mile Cross

RG7 1FY

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 28 Grazeley Road is modelled from its 86 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 1BJ. 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 28 Grazeley Road. 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 28 Grazeley Road was lodged in June 2013 at band F and expired in June 2023, 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. 2 applications are matched to 28 Grazeley Road. 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 11 schools and 30 stops listed are measured in a straight line from RG7 1BJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
28 Grazeley Road is in council tax band D. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 28 Grazeley Road, Three Mile Cross, Reading, RG7 1BJ. Each answer is also embedded as structured data for search engines.

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