Model valuation£417,0008 Busby Close
Local market context
22 Hydes Platt, Silchester, Reading, RG7 2PU
Estimated value
£232,000
- Against RG7 2PU's recent median (£345,000)-33%
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
3
From EPC
Floor area
49 m²
529 sq ft
Energy rating
C
Score 69
Council tax
Band B
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
£232,000
- Against RG7 2PU's recent median (£345,000)-33%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Hydes Platt is modelled from its 49 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
49 m² from the EPC lodged in November 2009
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.
22 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 22 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 22 Hydes Platt
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Hydes Platt is an end-of-terrace house in Silchester, Reading, Reading (RG7 2PU). It has a recorded floor area of 49 m² (around 529 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (November 2009) shows a C (score 69), just inside the C band. The latest certificate is from November 2009, so improvements made since then won't be reflected.
At 49 m² it sits well below the postcode median (73 m² across 20 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 22 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.
22 Hydes Platt's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 13 Nov 2019
Current Certificate
Nov 2009EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
2.1 t/year
Occupancy
Rented
Certificate validity
Expired on 13 November 2019
Planning history
Applications and permits filed against 22 Hydes Platt, Silchester, Reading, RG7 2PU, sourced from the PlanIt planning register.
22 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.
22 Hydes Platt is notably below the street on floor area.
EPC Rating
69 (C)
Street avg 73 (C)
Floor Area
49 m²
Street avg 75 m²
CO₂ Emissions
2.1 t/year
Street avg 2.6 t/year
Habitable Rooms
3 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
Mid 20th centuryEnd-Terrace BungalowEPC 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 £545 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£235k
1 Hydes Platt, Silchester
RG7 2PU
£218k
1 Firth Close, Silchester
RG7 2QF
£318k
1 Priory Drive Cottages, Priory Drive, Beech Hill
RG7 2BW
2 bed
£371k
1 Early Lands, Silchester
RG7 2PJ
£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
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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 22 Hydes Platt is modelled from its 49 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 22 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 22 Hydes Platt was lodged in November 2009 at band C and expired in November 2019, 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 22 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
- 22 Hydes Platt is in council tax band B. 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 22 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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