Model valuation£417,0008 Busby Close
Local market context
9 Hydes Platt, Silchester, Reading, RG7 2PU
3 sales on record1 planning record
Estimated value
£383,000
- Since the 2021 sale (£353,000)+8%
- Against RG7 2PU's recent median (£235,000)+63%
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
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
106 m²
1141 sq ft
Energy rating
D
Score 62
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
£383,000
- Against its 2021 sale (£353,000)+8%
- Against RG7 2PU's recent median (£235,000)+63%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Hydes Platt is modelled from its 106 m² EPC floor area, its 3 recorded sales 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
106 m² from the EPC lodged in April 2017
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in RG7 2PU
5 sales, median £235,000 (2019–2004)
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 | 1 application | 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.
Latest sale on 9 Hydes Platt was the highest on Land Registry record across the postcode.
Sales timeline
27 January 2021Most recent
£353,000
-0.6%over 3 years30 August 2017
£355,000
+244.8%over 18 years6 April 1999
£102,950
Median price across the last 5 sales in RG7 2PU: £235,000 (2019–2004).
What this page doesn't show
1 potential issue has already been flagged for 9 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 9 Hydes Platt
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Hydes Platt is a three-bedroom mid-terrace house in Silchester, Reading, Reading (RG7 2PU). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (April 2017) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump. Other recorded features include a conservatory. The home occupies a cul-de-sac position.
At 106 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). One planning record on file: an extension approved in 2017. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Across 1999–2021, sale prices on this property compounded at 5.8% per year. On a £-per-square-foot basis, the last sale (£309/sq ft) was about 20.7% above the typical sold price in the postcode. Sold January 2021 for £353,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- ConservatoryYes
Outside
- Private gardenYes
- Cul-de-sacYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 9 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
Apr 2017EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 April 2027
Planning history
Applications and permits filed against 9 Hydes Platt, Silchester, Reading, RG7 2PU, sourced from the PlanIt planning register.
9 Hydes Platt has an approved extension on the planning record.
1 application on record at 9 Hydes Platt, Silchester, Reading, RG7 2PU
1decisions1extensions8documents2nearby
Flagged:Retrospective
- Aug 2017ConservatoryAmendmentOutcome in report
Erection of rear conservatory (Retrospective)
RetrospectiveExtension- Documents
- 8 docs on file
- Reference
- 17/02328/RET
Unlock 9 Hydes Platt, Silchester, Reading, RG7 2PU's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hydes Platt homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
9 Hydes Platt is notably below the street on years held.
Price per m²
£3,330
Street avg £3,212
Floor Area
106 m²
Street avg 72 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
4.2 t/year
Street avg 2.5 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 centuryMid-Terrace 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.
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1 Mews Cottage, Little London Road, Silchester
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£318k
1 Priory Drive Cottages, Priory Drive, Beech Hill
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£466k
1 Birchtree Cottages, Kings Road, Silchester
RG7 2NT
2 bed1 bath
£683k
1 Flexditch, Silchester
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1 Lovegrove Gardens, The Common, Silchester
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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 9 Hydes Platt is modelled from its 106 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 9 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 9 Hydes Platt was lodged in April 2017 at band D and is valid until April 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 9 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
- 9 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 9 Hydes Platt, Silchester, Reading, RG7 2PU. Each answer is also embedded as structured data for search engines.
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