Model valuation£417,0008 Busby Close
Local market context
10 Hydes Platt, Silchester, Reading, RG7 2PU
Estimated value
£401,000
- Against RG7 2PU's recent median (£345,000)+16%
Newest record on this page: January 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
5
From EPC
Floor area
107 m²
1152 sq ft
Energy rating
C
Score 73
Council tax
Band C
Tenure
Social 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
£401,000
- Against RG7 2PU's recent median (£345,000)+16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Hydes Platt is modelled from its 107 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 2PU. 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
107 m² from the EPC lodged in October 2016
Sales of this home
No sale recorded since 1995
Recent sales in RG7 2PU
5 sales, median £345,000 (2021–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2021 | 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.
10 Hydes Platt 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.
Median price across the last 5 sales in RG7 2PU: £345,000 (2021–2016).
Nearby sales in RG7 2PU
9 Hydes Platt, Silchester, Reading, RG7 2PU
Sold Jan 2021
£353,00015 Hydes Platt, Silchester, Reading, RG7 2PU
Sold Apr 2019
£345,0003 Hydes Platt, Silchester, Reading, RG7 2PU
Sold Nov 2017
£330,00027 Hydes Platt, Silchester, Reading, RG7 2PU
Sold Dec 2016
£235,00014 Hydes Platt, Silchester, Reading, RG7 2PU
Sold Oct 2005
£235,000
What this page doesn't show
1 potential issue has already been flagged for 10 Hydes Platt, Silchester, Reading, RG7 2PU. 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 10 Hydes Platt
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Hydes Platt is an end-of-terrace house in Silchester, Reading, Reading (RG7 2PU). It has a recorded floor area of 107 m² (around 1152 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (October 2016) shows a C (score 73). The recommended improvements would push it to B (score 88).
At 107 m² the property is well over the postcode median (66 m² across 20 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about 10 Hydes Platt
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 Oct 2026
Current Certificate
Oct 2016EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Rented
Certificate validity
Expired on 25 October 2026
Planning history
Applications and permits filed against 10 Hydes Platt, Silchester, Reading, RG7 2PU, sourced from the PlanIt planning register.
10 Hydes Platt 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 Hydes Platt homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 10 Hydes Platt stands well clear of the street.
EPC Rating
73 (C)
Street avg 73 (C)
Floor Area
107 m²
Street avg 72 m²
CO₂ Emissions
3.1 t/year
Street avg 2.6 t/year
Habitable Rooms
5 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
0.1 km
Hydes Platt — bus stop.
Closest school
0.7 km
Silchester Church of England Primary School. 4 schools nearby.
Nearest schools
- Silchester Church of England Primary SchoolPrimary745m
- Tadley Community Primary SchoolPrimary2.3km
- Bishopswood Junior SchoolPrimary2.7km
- Bishopswood Infant SchoolPrimary2.7km
Nearest stops
- Hydes PlattBus stop62m
- Calleva ArmsBus stop462m
- Byes LaneBus stop820m
- Silchester CommonBus stop986m
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 2PU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.3dB
Night-time· 23:00 – 07:00
36.3dB
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
Early 20th centuryEnd-Terrace HouseEPC C
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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£402k
1 Edrington Cottages, Bramley Road, Silchester
RG7 2LY
£404k
1 New Street, Stratfield Saye
RG7 2EN
£397k
1 Hartleys, Silchester
RG7 2QE
£407k
1 Park Lane, Faircross, Stratfield Saye
RG7 2ES
£394k
1 Mews Cottage, Little London Road, Silchester
RG7 2PN
2 bed
£414k
1 Butlers Lands Farm Cottages, Mortimer
RG7 2AG
£419k
1 Corner Cottage, Fair Oak Lane, Stratfield Saye
RG7 2EA
£425k
1 Church Road, Mortimer West End
RG7 2HU
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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 10 Hydes Platt is modelled from its 107 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 2PU. 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 10 Hydes Platt, 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 10 Hydes Platt was lodged in October 2016 at band C and expired in October 2026, 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 10 Hydes Platt. 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 2PU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Hydes Platt 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 10 Hydes Platt, Silchester, Reading, RG7 2PU. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 2PUSold prices, values and energy ratings for the postcode
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