Model valuation£417,0008 Busby Close
Local market context
Fiveways, The Common, Silchester, Reading, RG7 2PH
6 sales on record3 planning records
Estimated value
£525,000
- Since the 2021 sale (£500,000)+5%
- Against RG7 2PH's recent median (£740,000)-29%
Newest record on this page: October 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
98 m²
1055 sq ft
Energy rating
D
Score 60
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
£525,000
- Against its 2021 sale (£500,000)+5%
- Against RG7 2PH's recent median (£740,000)-29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Fiveways is modelled from its 98 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in RG7 2PH. 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
98 m² from the EPC lodged in June 2014
Sales of this home
6 sales recorded, the latest in 2021
Recent sales in RG7 2PH
5 sales, median £740,000 (2023–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Fiveways has more than quadrupled in price since its earliest registered sale in 1999.
Sales timeline
27 June 2021Most recent
£500,000
+7.5%over 5 years11 October 2015
£465,000
+11.2%over 10 months12 December 2014
£418,000
+34.0%over 11 years2 October 2003
£312,000
+95.0%over 3 years8 February 2000
£160,000
+30.5%over 6 months9 August 1999
£122,600
Median price across the last 5 sales in RG7 2PH: £740,000 (2023–2020).
Nearby sales in RG7 2PH
2 Lovegrove Gardens, The Common, Silchester, Reading, RG7 2PH
Sold Oct 2023
£782,500Cherrytree Cottage, The Common, Silchester, Reading, RG7 2PH
Sold Jun 2021
£895,000Yew Tree Cottage, The Common, Silchester, Reading, RG7 2PH
Sold Apr 2021
£541,000Vine Cottage, The Common, Silchester, Reading, RG7 2PH
Sold Sept 2020
£525,000Keepers Cottage, The Common, Silchester, Reading, RG7 2PH
Sold Aug 2020
£740,000
What this page doesn't show
1 potential issue has already been flagged for Fiveways, The Common, Silchester, Reading, RG7 2PH. 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 Fiveways
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Fiveways is a three-bedroom detached house in Silchester, Reading, Reading (RG7 2PH). It has a recorded floor area of 98 m² (around 1055 sq ft) and construction records dating it to before 1900. The latest certificate (June 2014) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since October 2008. Between certificates, roof efficiency went from Good to Very Good; while hot-water efficiency dropped from Very Good to Good and lighting dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 86), a 2-band jump. The latest certificate is from June 2014, so improvements made since then won't be reflected.
At 98 m² it sits well below the postcode median (148 m² across 11 EPCs), making it one of the more compact homes locally. Last sale on file: £500,000 in June 2021. Across the public record there are 6 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 3 planning records sit against the property, 1 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1999–2021, sale prices on this property compounded at 6.6% per year. On a £-per-square-foot basis, the last sale (£474/sq ft) was about 79.3% above the typical sold price in the postcode.
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
- Bedrooms3
- Bathrooms1
Before you decide
Everything you need to know about Fiveways
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 30 Jun 2024
Current Certificate(1 of 3)
Jun 2014
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 30 June 2024
Property Improvements
Changes detected from historical EPC data
Nov 2011from Oct 2008
Hot Water
Very GoodGood
Hot water efficiency decreased
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Jun 2014from Nov 2011
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against Fiveways, The Common, Silchester, Reading, RG7 2PH, sourced from the PlanIt planning register.
Council records include a two-storey side and rear extension at Fiveways.
3 applications on record at Fiveways, The Common, Silchester, Reading, RG7 2PH
3decisions2extensions2nearby
Flagged:Retrospective
- Apr 2001ExtensionFullOutcome in report
Extension: Two storey · Side and rear of property
Erection of a two storey side extension and two storey rear extension
- Reference
- BDB/49728
- More recent applications — locked
- Demolition And RebuildDec 2001Decision
- ExtensionNov 2001Decision
Unlock Fiveways, The Common, Silchester, Reading, RG7 2PH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 2 notable nearby
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other The Common homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
Fiveways outperforms the street on price per m² by a wide margin.
Price per m²
£5,102
Street avg £3,660
Floor Area
98 m²
Street avg 144 m²
Habitable Rooms
5 rooms
Street avg 7 rooms
CO₂ Emissions
4.4 t/year
Street avg 7.2 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
0.2 km
Calleva Arms — bus stop.
Closest school
0.3 km
Silchester Church of England Primary School. 4 schools nearby.
Nearest schools
- Silchester Church of England Primary SchoolPrimary298m
- Tadley Community Primary SchoolPrimary2.4km
- Bishopswood Junior SchoolPrimary2.7km
- Bishopswood Infant SchoolPrimary2.7km
Nearest stops
- Calleva ArmsBus stop204m
- Silchester CommonBus stop529m
- Hydes PlattBus stop542m
- Impstone RoadBus stop940m
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 2PH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.8dB
Night-time· 23:00 – 07:00
37.0dB
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 HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£590k
1 Hendeys Cottages, Summerlug, Mortimer Common
RG7 2JU
3 bed
£450k
1 Inhams Way, Silchester
RG7 2QA
3 bed
£637k
1 Jubilee Cottages, Church Road, Mortimer West End
RG7 2JA
3 bed2 bath
£466k
1 Birchtree Cottages, Kings Road, Silchester
RG7 2NT
2 bed1 bath
£683k
1 Flexditch, Silchester
RG7 2PT
4 bed2 bath
£394k
1 Mews Cottage, Little London Road, Silchester
RG7 2PN
2 bed
£780k
1 Lovegrove Gardens, The Common, Silchester
RG7 2PH
4 bed
£318k
1 Priory Drive Cottages, Priory Drive, Beech Hill
RG7 2BW
2 bed
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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 Fiveways is modelled from its 98 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in RG7 2PH. 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. 6 sales are recorded for Fiveways. 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 Fiveways was lodged in June 2014 at band D and expired in June 2024, so a new one is needed to sell or let. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Fiveways. 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 4 schools and 30 stops listed are measured in a straight line from RG7 2PH, 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 Fiveways, The Common, Silchester, Reading, RG7 2PH. Each answer is also embedded as structured data for search engines.
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