Model valuation£417,0008 Busby Close
Local market context
1 Romans Field, Silchester, Reading, RG7 2QH
5 planning records
Estimated value
£754,000
- Since the 2019 sale (£660,000)+14%
- Against RG7 2QH's recent median (£665,000)+13%
Newest record on this page: October 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathroom
1
Floor area
189 m²
2034 sq ft
Energy rating
D
Score 65
Council tax
Band G
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
£754,000
- Against its 2019 sale (£660,000)+14%
- Against RG7 2QH's recent median (£665,000)+13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Romans Field is modelled from its 189 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 2QH. 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
189 m² from the EPC lodged in August 2018
Sales of this home
2 sales recorded, the latest in 2019
Recent sales in RG7 2QH
5 sales, median £665,000 (2021–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 applications | 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.
1 Romans Field valuation sits well clear of the typical sold price in this postcode.
Sales timeline
17 January 2019Most recent
£660,000
+29.4%over 14 years20 July 2004
£510,000
Median price across the last 5 sales in RG7 2QH: £665,000 (2021–2016).
Nearby sales in RG7 2QH
Woodcot, Romans Field, Silchester, Reading, RG7 2QH
Sold Oct 2021
£665,0008 Romans Field, Silchester, Reading, RG7 2QH
Sold Jun 2021
£750,0006 Romans Field, Silchester, Reading, RG7 2QH
Sold Aug 2019
£660,0005 Romans Field, Silchester, Reading, RG7 2QH
Sold Jun 2016
£500,0009 Romans Field, Silchester, Reading, RG7 2QH
Sold Jul 2014
£575,000
What this page doesn't show
1 potential issue has already been flagged for 1 Romans Field, Silchester, Reading, RG7 2QH. 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 1 Romans Field
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Romans Field is a five-bedroom detached house in Silchester, Reading, Reading (RG7 2QH). It has a recorded floor area of 189 m² (around 2034 sq ft), construction records dating it to 1983-1990 and council tax band G. The latest certificate (August 2018) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since June 2012. The recommended improvements would push it to C (score 78). Other recorded features include a self-contained annexe. Records show the property has been extended at some point in its history.
At 189 m² the property is well over the postcode median (138 m² across 6 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved. Across 2004–2019, sale prices on this property compounded at 1.8% per year. Today's modelled estimate of £754,000 is 14.2% above the 2019 sale price. Sold January 2019 for £660,000.
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
- Bedrooms5
- Bathrooms1
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- StudyYes
Outside
- GarageDouble
Building
- Previously extendedYes
Before you decide
Everything you need to know about 1 Romans Field
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.
1 Romans Field's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Aug 2018
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 August 2028
Planning history
Applications and permits filed against 1 Romans Field, Silchester, Reading, RG7 2QH, sourced from the PlanIt planning register.
1 Romans Field has been through 4 approved planning applications — a well-evolved property.
5 applications on record at 1 Romans Field, Silchester, Reading, RG7 2QH
5decisions1extensions22documents2nearby
- Jul 2005Tree WorksTreesOutcome in report
Fell Horse Chestnut tree
- Documents
- 2 docs on file
- Reference
- BDB/61217
- More recent applications — locked
- ExtensionMay 2020Decision
- Tree WorksNov 2014Decision
+ 2 more applications in the report
Unlock 1 Romans Field, Silchester, Reading, RG7 2QH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 2 notable nearby
- The 22 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Romans Field homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 1 Romans Field stands well clear of the street.
Price per m²
£3,492
Street avg £4,006
Floor Area
189 m²
Street avg 147 m²
Habitable Rooms
8 rooms
Street avg 7 rooms
CO₂ Emissions
6.9 t/year
Street avg 5.8 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
Calleva Arms — bus stop.
Closest school
0.4 km
Silchester Church of England Primary School. 4 schools nearby.
Nearest schools
- Silchester Church of England Primary SchoolPrimary391m
- Tadley Community Primary SchoolPrimary2.4km
- Bishopswood Junior SchoolPrimary2.8km
- Bishopswood Infant SchoolPrimary2.8km
Nearest stops
- Calleva ArmsBus stop145m
- Hydes PlattBus stop394m
- Silchester CommonBus stop684m
- Impstone RoadBus stop1.1km
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 2QH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.4dB
Night-time· 23:00 – 07:00
36.9dB
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 £1,220 · Includes VAT
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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£637k
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1 Birchtree Cottages, Kings Road, Silchester
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1 Park View, Beech Hill Road, Beech Hill
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1 Fighting Cock Cottages, Fair Oak Lane, Stratfield Saye
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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 1 Romans Field is modelled from its 189 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 2QH. 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. 2 sales are recorded for 1 Romans Field. 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 1 Romans Field was lodged in August 2018 at band D and is valid until August 2028. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 1 Romans Field. 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 2QH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Romans Field is in council tax band G. 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 1 Romans Field, Silchester, Reading, RG7 2QH. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 2QHSold prices, values and energy ratings for the postcode
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