Model valuation£417,0008 Busby Close
Local market context
1 Early Lands, Silchester, Reading, RG7 2PJ
Estimated value
£371,000
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
Semi-detached
Habitable rooms
4
From EPC
Floor area
91 m²
980 sq ft
Energy rating
C
Score 74
Council tax
Band C
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
£371,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Early Lands is modelled from its 91 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 2PJ. 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
91 m² from the EPC lodged in October 2025
Sales of this home
No sale recorded since 1995
Recent sales in RG7 2PJ
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | 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.
1 Early Lands 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.
What this page doesn't show
1 potential issue has already been flagged for 1 Early Lands, Silchester, Reading, RG7 2PJ. 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
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About 1 Early Lands
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Early Lands is a semi-detached house in Silchester, Reading, Reading (RG7 2PJ). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1996-2002 and council tax band C. The latest certificate (October 2025) shows a C (score 74). The recommended improvements would push it to B (score 84).
At 91 m² it's 18.2% larger than the typical home in the postcode (77 m² median across 3 EPCs).
Before you decide
Everything you need to know about 1 Early Lands
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
Oct 2025EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
2.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 October 2035
Planning history
Applications and permits filed against 1 Early Lands, Silchester, Reading, RG7 2PJ, sourced from the PlanIt planning register.
1 Early Lands has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Early Lands homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 1 Early Lands runs well behind the street norm.
EPC Rating
74 (C)
Street avg 76 (C)
Floor Area
91 m²
Street avg 76 m²
CO₂ Emissions
2.5 t/year
Street avg 2.1 t/year
Habitable Rooms
4 rooms
Street avg 4 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
150/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Hydes Platt — bus stop.
Closest school
0.9 km
Silchester Church of England Primary School. 4 schools nearby.
Nearest schools
- Silchester Church of England Primary SchoolPrimary895m
- Tadley Community Primary SchoolPrimary2.2km
- Bishopswood Junior SchoolPrimary2.7km
- Bishopswood Infant SchoolPrimary2.7km
Nearest stops
- Hydes PlattBus stop161m
- Calleva ArmsBus stop616m
- Byes LaneBus stop672m
- Silchester CommonBus stop1.1km
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 2PJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.0dB
Night-time· 23:00 – 07:00
36.2dB
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 2 HomeBuyer Report
Late 20th centurySemi-Detached HouseEPC C
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£374k
1 Faircross, Stratfield Saye
RG7 2BU
£394k
1 Mews Cottage, Little London Road, Silchester
RG7 2PN
2 bed
£397k
1 Hartleys, Silchester
RG7 2QE
£402k
1 Edrington Cottages, Bramley Road, Silchester
RG7 2LY
£404k
1 New Street, Stratfield Saye
RG7 2EN
£407k
1 Park Lane, Faircross, Stratfield Saye
RG7 2ES
£414k
1 Butlers Lands Farm Cottages, Mortimer
RG7 2AG
£419k
1 Corner Cottage, Fair Oak Lane, Stratfield Saye
RG7 2EA
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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 1 Early Lands is modelled from its 91 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 2PJ. 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 1 Early Lands, 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 1 Early Lands was lodged in October 2025 at band C and is valid until October 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. None is matched to 1 Early Lands. 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 2PJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Early Lands 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 1 Early Lands, Silchester, Reading, RG7 2PJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG7 2PJSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- 1 Early Lands, Silchester, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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