Model valuation£417,0008 Busby Close
Local market context
Garden House, Little London Road, Silchester, Reading, RG7 2PN
EPC B
Estimated value
£833,000
- Since the 2012 sale (£645,000)+29%
- Against RG7 2PN's recent median (£475,000)+75%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor area
240 m²
2583 sq ft
Energy rating
B
Score 81
Council tax
Band F
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
£833,000
- Against its 2012 sale (£645,000)+29%
- Against RG7 2PN's recent median (£475,000)+75%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Garden House is modelled from its 240 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 2PN. 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
240 m² from the EPC lodged in May 2012
Sales of this home
1 sale recorded, the latest in 2012
Recent sales in RG7 2PN
5 sales, median £475,000 (2026–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
Garden House valuation sits well clear of the typical sold price in this postcode.
Sales timeline
18 June 2012Most recent
£645,000
Median price across the last 5 sales in RG7 2PN: £475,000 (2026–2013).
Nearby sales in RG7 2PN
Court House, Little London Road, Silchester, Reading, RG7 2PN
Sold Jan 2026
£800,0003 Mews Cottage, Little London Road, Silchester, Reading, RG7 2PN
Sold Mar 2025
£465,000New Timber Lodge, Little London Road, Silchester, Reading, RG7 2PN
Sold Nov 2017
£630,000Stable Lodge, Little London Road, Silchester, Reading, RG7 2PN
Sold Dec 2014
£475,0002 Mews Cottage, Little London Road, Silchester, Reading, RG7 2PN
Sold Sept 2013
£280,000
What this page doesn't show
1 potential issue has already been flagged for Garden House, Little London Road, Silchester, Reading, RG7 2PN. 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 Garden House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Garden House is a mid-terrace house in Silchester, Reading, Reading (RG7 2PN). It has a recorded floor area of 240 m² (around 2583 sq ft) and council tax band F. The latest certificate (May 2012) returns a B (score 81), comfortably above the UK average. The latest certificate is from May 2012, so improvements made since then won't be reflected.
At 240 m² the property is well over the postcode median (149 m² across 8 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £833,000 is 29.1% above the 2012 sale price. On a £-per-square-foot basis, the last sale (£250/sq ft) was about 19.4% below the postcode norm. 14 years since the last transfer (June 2012).
Before you decide
Everything you need to know about Garden House
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.
Garden House ranks among the most efficient homes in the postcode for energy use.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 May 2022
Current Certificate
May 2012EPC Rating
A
B
B81
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.4 t/year
Occupancy
—
Certificate validity
Expired on 29 May 2022
Planning history
Applications and permits filed against Garden House, Little London Road, Silchester, Reading, RG7 2PN, sourced from the PlanIt planning register.
Garden House 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 Little London Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for Garden House runs comfortably ahead of the street norm.
Price per m²
£2,688
Street avg £3,689
Floor Area
240 m²
Street avg 156 m²
CO₂ Emissions
4.4 t/year
Street avg 4.7 t/year
Years Held
14 years
Street avg 9 years
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
0.5 km
Silchester Church of England Primary School. 4 schools nearby.
Nearest schools
- Silchester Church of England Primary SchoolPrimary454m
- Tadley Community Primary SchoolPrimary2.4km
- Bishopswood Junior SchoolPrimary2.8km
- Bishopswood Infant SchoolPrimary2.8km
Nearest stops
- Calleva ArmsBus stop183m
- Hydes PlattBus stop323m
- Silchester CommonBus stop750m
- Byes LaneBus 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 2PN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.8dB
Night-time· 23:00 – 07:00
36.5dB
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 2 HomeBuyer Report
Mid-Terrace HouseEPC B
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.
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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.
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1 Hendeys Cottages, Summerlug, Mortimer Common
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1 Birchtree Cottages, Kings Road, Silchester
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1 Inhams Way, Silchester
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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 Garden House is modelled from its 240 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 2PN. 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 Garden House. 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 Garden House was lodged in May 2012 at band B and expired in May 2022, 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. None is matched to Garden House. 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 2PN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Garden House 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 Garden House, Little London Road, Silchester, Reading, RG7 2PN. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 2PNSold prices, values and energy ratings for the postcode
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- Garden House, Little London Road, Silchester, Reading valuationHow the estimate is built and what moves it
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