Model valuation£417,0008 Busby Close
Local market context
17 Inhams Way, Silchester, Reading, RG7 2QA
Estimated value
£468,000
- Since the 2005 sale (£270,000)+73%
- Against RG7 2QA's recent median (£470,000)0%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Floor area
71 m²
764 sq ft
Energy rating
D
Score 60
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
£468,000
- Against its 2005 sale (£270,000)+73%
- Against RG7 2QA's recent median (£470,000)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 17 Inhams Way is modelled from its 71 m² EPC floor area, its 1 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
71 m² from the EPC lodged in September 2025
Sales of this home
1 sale recorded, the latest in 2005
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 | 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.
17 Inhams Way valuation sits well clear of the typical sold price in this postcode.
Sales timeline
28 July 2005Most recent
£270,000
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 17 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
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About 17 Inhams Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
17 Inhams Way is a three-bedroom detached house in Silchester, Reading, Reading (RG7 2QA). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (September 2025) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76).
Untraded for 21 years, with the last transfer in July 2005. Today's modelled estimate of £468,000 sits 73.3% above the 2005 sale of £270,000. At 71 m² it sits well below the postcode median (139 m² across 10 EPCs), making it one of the more compact homes locally.
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
- CloakroomYes
- StudyYes
Outside
- GarageYes
Before you decide
Everything you need to know about 17 Inhams Way
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Current Certificate
Sept 2025EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 September 2035
Planning history
Applications and permits filed against 17 Inhams Way, Silchester, Reading, RG7 2QA, sourced from the PlanIt planning register.
17 Inhams Way 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 Inhams Way homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 17 Inhams Way runs well behind the street norm.
Price per m²
£3,803
Street avg £3,772
Floor Area
71 m²
Street avg 126 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
2.9 t/year
Street avg 5.3 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
0.2 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 2 HomeBuyer Report
Late 20th centuryDetached BungalowEPC D
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.
£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
£466k
1 Birchtree Cottages, Kings Road, Silchester
RG7 2NT
2 bed1 bath
£394k
1 Mews Cottage, Little London Road, Silchester
RG7 2PN
2 bed
£683k
1 Flexditch, Silchester
RG7 2PT
4 bed2 bath
£318k
1 Priory Drive Cottages, Priory Drive, Beech Hill
RG7 2BW
2 bed
£780k
1 Lovegrove Gardens, The Common, Silchester
RG7 2PH
4 bed
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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 17 Inhams Way is modelled from its 71 m² EPC floor area, its 1 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. 1 sale is recorded for 17 Inhams Way. 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 17 Inhams Way was lodged in September 2025 at band D and is valid until September 2035. 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 17 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
- 17 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 17 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
- 17 Inhams Way, Silchester, Reading valuationHow the estimate is built and what moves it
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