Model valuation£417,0008 Busby Close
Local market context
15 Hydes Platt, Silchester, Reading, RG7 2PU
Estimated value
£420,000
- Since the 2019 sale (£345,000)+22%
- Against RG7 2PU's recent median (£330,000)+27%
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
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
116 m²
1249 sq ft
Energy rating
D
Score 67
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
£420,000
- Against its 2019 sale (£345,000)+22%
- Against RG7 2PU's recent median (£330,000)+27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 15 Hydes Platt is modelled from its 116 m² EPC floor area, its 1 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
116 m² from the EPC lodged in September 2018
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in RG7 2PU
5 sales, median £330,000 (2021–2005)
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.
15 Hydes Platt valuation sits well clear of the typical sold price in this postcode.
Sales timeline
8 April 2019Most recent
£345,000
Median price across the last 5 sales in RG7 2PU: £330,000 (2021–2005).
What this page doesn't show
1 potential issue has already been flagged for 15 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
One time fee only - money back guarantee
About 15 Hydes Platt
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
15 Hydes Platt is a three-bedroom semi-detached house in Silchester, Reading, Reading (RG7 2PU). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (September 2018) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump.
At 116 m² the property is well over the postcode median (66 m² across 20 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). Today's modelled estimate of £420,000 is 21.7% above the 2019 sale price. Sold April 2019 for £345,000.
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
- Dining roomYes
- CloakroomYes
- FireplaceYes
Outside
- Private gardenYes
Building
- Heating systemGas
Before you decide
Everything you need to know about 15 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Sept 2018EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 September 2028
Planning history
Applications and permits filed against 15 Hydes Platt, Silchester, Reading, RG7 2PU, sourced from the PlanIt planning register.
15 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, 15 Hydes Platt stands well clear of the street.
Price per m²
£2,974
Street avg £3,301
Floor Area
116 m²
Street avg 72 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.9 t/year
Street avg 2.6 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
0.1 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
Mid 20th centurySemi-Detached HouseEPC D
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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.
£450k
1 Inhams Way, Silchester
RG7 2QA
3 bed
£590k
1 Hendeys Cottages, Summerlug, Mortimer Common
RG7 2JU
3 bed
£637k
1 Jubilee Cottages, Church Road, Mortimer West End
RG7 2JA
3 bed2 bath
£394k
1 Mews Cottage, Little London Road, Silchester
RG7 2PN
2 bed
£466k
1 Birchtree Cottages, Kings Road, Silchester
RG7 2NT
2 bed1 bath
£318k
1 Priory Drive Cottages, Priory Drive, Beech Hill
RG7 2BW
2 bed
£683k
1 Flexditch, Silchester
RG7 2PT
4 bed2 bath
£780k
1 Lovegrove Gardens, The Common, Silchester
RG7 2PH
4 bed
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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 15 Hydes Platt is modelled from its 116 m² EPC floor area, its 1 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. 1 sale is recorded for 15 Hydes Platt. 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 15 Hydes Platt was lodged in September 2018 at band D and is valid until September 2028. 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 15 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
- 15 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 15 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
- RG 7 property marketPrices, postcodes, schools and transport across the district
- 15 Hydes Platt, Silchester, Reading valuationHow the estimate is built and what moves it
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