Model valuation£417,0008 Busby Close
Local market context
22 Abbey Gardens, Upper Woolhampton, Reading, RG7 5TZ
5 sales on record
Estimated value
£499,000
- Since the 2026 sale (£515,000)-3%
- Against RG7 5TZ's recent median (£577,500)-14%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 1st
Bedrooms
3
Bathrooms
2
Floor area
120 m²
1292 sq ft
Energy rating
D
Score 66
Council tax
Band F
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
£499,000
- Against its 2026 sale (£515,000)-3%
- Against RG7 5TZ's recent median (£577,500)-14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Abbey Gardens is modelled from its 120 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG7 5TZ. 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
120 m² from the EPC lodged in August 2020
Sales of this home
5 sales recorded, the latest in 2026
Recent sales in RG7 5TZ
5 sales, median £577,500 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | 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.
22 Abbey Gardens has changed hands more often than typical for the area.
Sales timeline
12 May 2026Most recent
£515,000
+5.1%over 2 years17 April 2024
£490,000
+28.9%over 13 years28 July 2010
£380,000
-19.5%over 2 years21 December 2007
£472,000
+2.6%over 1 year16 August 2006
£460,000
Median price across the last 5 sales in RG7 5TZ: £577,500 (2025–2023).
Nearby sales in RG7 5TZ
50 Abbey Gardens, Upper Woolhampton, Reading, RG7 5TZ
Sold Nov 2025
£423,00021 Abbey Gardens, Upper Woolhampton, Reading, RG7 5TZ
Sold Oct 2025
£577,50012 Abbey Gardens, Upper Woolhampton, Reading, RG7 5TZ
Sold Feb 2025
£685,00015 Abbey Gardens, Upper Woolhampton, Reading, RG7 5TZ
Sold Jun 2024
£1,100,0008 Abbey Gardens, Upper Woolhampton, Reading, RG7 5TZ
Sold Aug 2023
£420,000
What this page doesn't show
1 potential issue has already been flagged for 22 Abbey Gardens, Upper Woolhampton, Reading, RG7 5TZ. 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 22 Abbey Gardens
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Abbey Gardens is a three-bedroom mid-terrace house in Upper Woolhampton, Reading, Reading (RG7 5TZ). It has a recorded floor area of 120 m² (around 1292 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (August 2020) shows a D (score 66), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2009. Between certificates, lighting went from Poor to Good; while wall efficiency dropped from Very Good to Good and main heating dropped from Average to Poor. The recommended improvements would push it to C (score 73). Main heating runs on electricity. At 120 m² this is the 40th smallest of 62 units on EPC record in the building, where floor areas span 50–381 m². The building's EPC ratings span G to B across 62 units on file. Other recorded features include attached land beyond the plot. Period features are noted in the property record.
Most recent transfer was May 2026 at £515,000 — fresh data. Across the public record there are 5 sales, relatively high churn for a single property. At 120 m² it's 25% larger than the typical home in the postcode (96 m² median across 61 EPCs). Across 2006–2026, sale prices on this property compounded at 0.6% per year. On a £-per-square-foot basis, the last sale (£399/sq ft) was about 22.4% above the typical sold price in the postcode.
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
- Bathrooms2
Outside
- LandYes
Building
- ConciergeYes
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 22 Abbey Gardens
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.
22 Abbey Gardens's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Aug 2020
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Very Poor
CO2 Emissions
6.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 August 2030
Property Improvements
Changes detected from historical EPC data
Aug 2020from Oct 2009
Heating Controls
Full ControlProg + Stat
Heating controls changed
Low Energy Lighting
19%50%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Abbey Gardens, Upper Woolhampton, Reading, RG7 5TZ, sourced from the PlanIt planning register.
22 Abbey Gardens has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Abbey Gardens homes
Four headline reads against 35 similar flats on this street, drawn from the latest EPC and Land Registry data.
22 Abbey Gardens is notably below the street on years held.
Price per m²
£4,292
Street avg £3,533
Floor Area
120 m²
Street avg 118 m²
Habitable Rooms
5 rooms
Street avg 3 rooms
CO₂ Emissions
6.0 t/year
Street avg 5.9 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.
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
Douai Abbey Gardens — bus stop.
Closest school
0.4 km
Woolhampton C.E. Primary School. 3 schools nearby.
Nearest schools
- Woolhampton C.E. Primary SchoolPrimary364m
- Beenham Primary SchoolPrimary1.4km
- Aldermaston C.E. Primary SchoolPrimary3.0km
Nearest stops
- Douai Abbey GardensBus stop109m
- Douai Abbey GardensBus stop124m
- Six Bells PHBus stop1.0km
- Recreation GroundBus 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 5TZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.8dB
Night-time· 23:00 – 07:00
35.7dB
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
Victorian-era1st Floor FlatEPC DPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£500k
1 Birds Lane, Midgham
RG7 5UL
3 bed1 bath
£539k
1 Broomhill, Bath Road, Beenham
RG7 5QB
3 bed
£428k
1 Ellerton Close, Theale
RG7 5QN
3 bed1 bath
£394k
1 Chestnut Close, Theale
RG7 5DF
3 bed
£344k
1 Blossom Avenue, Theale
RG7 5AY
3 bed
£875k
1 Abbey Gardens, Upper Woolhampton
RG7 5TZ
3 bed
£339k
1 Andrews Close, Theale
RG7 5BH
2 bed
£295k
1 Angel Mead, Woolhampton
RG7 5SJ
2 bed
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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 22 Abbey Gardens is modelled from its 120 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG7 5TZ. 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. 5 sales are recorded for 22 Abbey Gardens. 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 22 Abbey Gardens was lodged in August 2020 at band D and is valid until August 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Abbey Gardens. 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 3 schools and 30 stops listed are measured in a straight line from RG7 5TZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Abbey Gardens is in council tax band F. 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 22 Abbey Gardens, Upper Woolhampton, Reading, RG7 5TZ. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 5TZSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- 22 Abbey Gardens, Upper Woolhampton, Reading valuationHow the estimate is built and what moves it
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