Model valuation£417,0008 Busby Close
Local market context
12 Inhams Way, Silchester, Reading, RG7 2QA
1 planning record
Estimated value
£581,000
- Against RG7 2QA's recent median (£470,000)+24%
Newest record on this page: July 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
146 m²
1572 sq ft
Energy rating
D
Score 56
Council tax
Band E
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
£581,000
- Against RG7 2QA's recent median (£470,000)+24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Inhams Way is modelled from its 146 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 2QA. 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
146 m² from the EPC lodged in October 2013
Sales of this home
No sale recorded since 1995
Recent sales in RG7 2QA
5 sales, median £470,000 (2024–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2024 | 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.
12 Inhams Way 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 2QA: £470,000 (2024–2015).
Nearby sales in RG7 2QA
6 Inhams Way, Silchester, Reading, RG7 2QA
Sold Jul 2024
£712,0009 Inhams Way, Silchester, Reading, RG7 2QA
Sold Sept 2022
£615,00013 Inhams Way, Silchester, Reading, RG7 2QA
Sold Dec 2020
£455,00019 Inhams Way, Silchester, Reading, RG7 2QA
Sold Dec 2020
£470,0005 Inhams Way, Silchester, Reading, RG7 2QA
Sold May 2012
£380,000
What this page doesn't show
1 potential issue has already been flagged for 12 Inhams Way, Silchester, Reading, RG7 2QA. 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 12 Inhams Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Inhams Way is a detached house in Silchester, Reading, Reading (RG7 2QA). It has a recorded floor area of 146 m² (around 1572 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (October 2013) shows a D (score 56), a step below the typical UK home. The recommended improvements would push it to C (score 70). The latest certificate is from October 2013, so improvements made since then won't be reflected.
One planning record on file: an extension approved in 2008. Past consents include an extension, meaningful when judging how the property has evolved. At 146 m² it's 18.7% larger than the typical home in the postcode (123 m² median across 10 EPCs).
Before you decide
Everything you need to know about 12 Inhams Way
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.
12 Inhams Way's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Oct 2023
Current Certificate
Oct 2013EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
6.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 28 October 2023
Planning history
Applications and permits filed against 12 Inhams Way, Silchester, Reading, RG7 2QA, sourced from the PlanIt planning register.
12 Inhams Way has an approved front extension on the planning record.
1 application on record at 12 Inhams Way, Silchester, Reading, RG7 2QA
1decisions1extensions8documents2nearby
- Aug 2008ExtensionFullOutcome in report
Extension: Front of property
Construction of pitched roof over existing single storey front extension
- Documents
- 8 docs on file
- Reference
- BDB/69072
Unlock 12 Inhams Way, Silchester, Reading, RG7 2QA'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 Inhams Way homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Inhams Way is notably below the street on epc rating.
EPC Rating
56 (D)
Street avg 62 (D)
Floor Area
146 m²
Street avg 119 m²
CO₂ Emissions
6.1 t/year
Street avg 5.0 t/year
Habitable Rooms
6 rooms
Street avg 6 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
0.2 km
Hydes Platt — bus stop.
Closest school
0.6 km
Silchester Church of England Primary School. 4 schools nearby.
Nearest schools
- Silchester Church of England Primary SchoolPrimary648m
- Tadley Community Primary SchoolPrimary2.2km
- Bishopswood Junior SchoolPrimary2.6km
- Bishopswood Infant SchoolPrimary2.6km
Nearest stops
- Hydes PlattBus stop242m
- Calleva ArmsBus stop401m
- Silchester CommonBus stop815m
- Byes LaneBus stop941m
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 2QA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.0dB
Night-time· 23:00 – 07:00
36.1dB
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 3 Building Survey
Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£590k
1 Hendeys Cottages, Summerlug, Mortimer Common
RG7 2JU
3 bed
£637k
1 Jubilee Cottages, Church Road, Mortimer West End
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3 bed2 bath
£683k
1 Flexditch, Silchester
RG7 2PT
4 bed2 bath
£466k
1 Birchtree Cottages, Kings Road, Silchester
RG7 2NT
2 bed1 bath
£450k
1 Inhams Way, Silchester
RG7 2QA
3 bed
£754k
1 Romans Field, Silchester
RG7 2QH
5 bed1 bath
£447k
1 Park View, Beech Hill Road, Beech Hill
RG7 2BA
£446k
1 Fighting Cock Cottages, Fair Oak Lane, Stratfield Saye
RG7 2EA
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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 12 Inhams Way is modelled from its 146 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 2QA. 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 12 Inhams Way, 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 12 Inhams Way was lodged in October 2013 at band D and expired in October 2023, 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. 1 application is matched to 12 Inhams Way. 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 2QA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Inhams Way is in council tax band E. 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 12 Inhams Way, Silchester, Reading, RG7 2QA. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 2QASold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- 12 Inhams Way, Silchester, Reading valuationHow the estimate is built and what moves it
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