Model valuation£417,0008 Busby Close
Local market context
12 Angel Mead, Woolhampton, Reading, RG7 5SJ
Notable views1 planning record
Estimated value
£322,000
- Since the 2026 sale (£325,000)-1%
- Against RG7 5SJ's recent median (£277,000)+16%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
71 m²
764 sq ft
Energy rating
E
Score 46
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
£322,000
- Against its 2026 sale (£325,000)-1%
- Against RG7 5SJ's recent median (£277,000)+16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Angel Mead is modelled from its 71 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 5SJ. 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 May 2025
Sales of this home
2 sales recorded, the latest in 2026
Recent sales in RG7 5SJ
5 sales, median £277,000 (2024–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
Sale price has at least doubled since 2012.
Sales timeline
9 January 2026Most recent
£325,000
+103.1%over 13 years13 January 2012
£160,000
Median price across the last 5 sales in RG7 5SJ: £277,000 (2024–2017).
Nearby sales in RG7 5SJ
15 Angel Mead, Woolhampton, Reading, RG7 5SJ
Sold Dec 2024
£240,00026 Angel Mead, Woolhampton, Reading, RG7 5SJ
Sold Oct 2024
£317,0005 Angel Mead, Woolhampton, Reading, RG7 5SJ
Sold Dec 2022
£326,10022 Angel Mead, Woolhampton, Reading, RG7 5SJ
Sold Apr 2022
£253,00020 Angel Mead, Woolhampton, Reading, RG7 5SJ
Sold May 2017
£277,000
What this page doesn't show
1 potential issue has already been flagged for 12 Angel Mead, Woolhampton, Reading, RG7 5SJ. 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 Angel Mead
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Angel Mead is a two-bedroom mid-terrace house in Woolhampton, Reading, Reading (RG7 5SJ). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (May 2025) shows an E (score 46), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since November 2011. Between certificates, roof efficiency went from Very Poor to Average, window efficiency went from Poor to Good and lighting went from Very Poor to Very Good; while main heating dropped from Average to Very Poor. The recommended improvements would lift it to B (score 86), a 3-band jump. Main heating runs on electricity. Other recorded features include notable views. Records show the property has been extended at some point in its history.
It changed hands recently, sold January 2026 for £325,000. Across 2012–2026, sale prices on this property compounded at 5.2% per year. On a £-per-square-foot basis, the last sale (£425/sq ft) was about 74.2% above the typical sold price in the postcode. One historical planning record sits against the property in 2020.
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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
- GarageYes
- Notable viewsYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 12 Angel Mead
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(1 of 2)
May 2025
EPC Rating
A
B
C
D
E
E46
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 May 2035
Property Improvements
Changes detected from historical EPC data
May 2025from Nov 2011
Heating System
Storage HeatersRoom Heaters
Heating system changed
Heating Controls
ManualProg + Stat
Heating controls upgraded for better temperature management
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Angel Mead, Woolhampton, Reading, RG7 5SJ, sourced from the PlanIt planning register.
1 application on record at 12 Angel Mead, Woolhampton, Reading, RG7 5SJ
1decisions1extensions5documents6nearby
- Mar 2020ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Proposed single storey rear extension. Dimensions 3.50m from rear wall, 3.30m maximum height, 2.48m eaves height.
- Documents
- 5 docs on file
- Reference
- 20/00220/PASSHE
Unlock 12 Angel Mead, Woolhampton, Reading, RG7 5SJ'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 6 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Angel Mead homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Angel Mead is notably below the street on years held.
Price per m²
£4,577
Street avg £3,041
Floor Area
71 m²
Street avg 73 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
4.8 t/year
Street avg 3.9 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.
Rail-style transport is unusually close for this postcode.
Crime
150/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Midgham Rail Station — railway station.
Closest school
1.2 km
Woolhampton C.E. Primary School. 4 schools nearby.
Nearest schools
- Woolhampton C.E. Primary SchoolPrimary1.2km
- Aldermaston C.E. Primary SchoolPrimary2.1km
- Brimpton C.E. Primary SchoolPrimary2.4km
- Beenham Primary SchoolPrimary2.9km
Nearest stops
- Midgham Rail StationRailway station87m
- Midgham Rail StationRailway station97m
- The AngelBus stop232m
- Highcroft KennelsBus stop582m
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 5SJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.6dB
Night-time· 23:00 – 07:00
43.1dB
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 centuryMid-Terrace HouseEPC EExtended multiple times (2+ extensions)No mains gasLow flood risk
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£339k
1 Andrews Close, Theale
RG7 5BH
2 bed
£295k
1 Angel Mead, Woolhampton
RG7 5SJ
2 bed
£261k
1 Crown Lane, Theale
RG7 5BG
2 bed1 bath
£344k
1 Blossom Avenue, Theale
RG7 5AY
3 bed
£394k
1 Chestnut Close, Theale
RG7 5DF
3 bed
£428k
1 Ellerton Close, Theale
RG7 5QN
3 bed1 bath
£500k
1 Birds Lane, Midgham
RG7 5UL
3 bed1 bath
£206k
1 Angel Court, High Street, Theale
RG7 5JZ
1 bed1 bath
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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 Angel Mead is modelled from its 71 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 5SJ. 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 12 Angel Mead. 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 Angel Mead was lodged in May 2025 at band E and is valid until May 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12 Angel Mead. 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 27 stops listed are measured in a straight line from RG7 5SJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Angel Mead 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 12 Angel Mead, Woolhampton, Reading, RG7 5SJ. Each answer is also embedded as structured data for search engines.
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