Model valuation£417,0008 Busby Close
Local market context
2 The Laffords, Bradfield Southend, Reading, RG7 6JD
Notable viewsExtendable1 planning record
Estimated value
£815,000
- Since the 2012 sale (£487,000)+67%
- Against RG7 6JD's recent median (£585,000)+39%
Newest record on this page: December 2020. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Floor area
142 m²
1526 sq ft
Energy rating
D
Score 61
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
£815,000
- Against its 2012 sale (£487,000)+67%
- Against RG7 6JD's recent median (£585,000)+39%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 The Laffords is modelled from its 142 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 6JD. 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
142 m² from the EPC lodged in March 2012
Sales of this home
2 sales recorded, the latest in 2012
Recent sales in RG7 6JD
5 sales, median £585,000 (2020–2011)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2020 | 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.
2 The Laffords valuation sits well clear of the typical sold price in this postcode.
Sales timeline
17 May 2012Most recent
£487,000
+18.8%over 3 years20 April 2009
£410,000
Median price across the last 5 sales in RG7 6JD: £585,000 (2020–2011).
Nearby sales in RG7 6JD
10 The Laffords, Bradfield Southend, Reading, RG7 6JD
Sold Dec 2020
£700,00018 The Laffords, Bradfield Southend, Reading, RG7 6JD
Sold Aug 2016
£600,0005 The Laffords, Bradfield Southend, Reading, RG7 6JD
Sold Apr 2014
£485,0007 The Laffords, Bradfield Southend, Reading, RG7 6JD
Sold Feb 2014
£580,0008 The Laffords, Bradfield Southend, Reading, RG7 6JD
Sold Nov 2011
£585,000
What this page doesn't show
1 potential issue has already been flagged for 2 The Laffords, Bradfield Southend, Reading, RG7 6JD. 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 2 The Laffords
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 The Laffords is a four-bedroom detached house in Bradfield Southend, Reading, Reading (RG7 6JD). It has a recorded floor area of 142 m² (around 1526 sq ft), construction records dating it to 1967-1975 and council tax band G. The latest certificate (March 2012) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in February 2009 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Very Good and window efficiency went from Very Poor to Good; while lighting dropped from Good to Very Poor. The recommended improvements would push it to C (score 71). Main heating runs on oil. The latest certificate is from March 2012, so improvements made since then won't be reflected. Other recorded features include notable views and a self-contained annexe. Our model identifies extension potential, subject to local planning policy.
Across 2009–2012, sale prices on this property compounded at 5.8% per year. Today's modelled estimate of £815,000 sits 67.4% above the 2012 sale of £487,000. One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved. Last sold in May 2012, so it's been off the market for around 14 years.
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
- Bedrooms4
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- GarageDouble
- Notable viewsYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 2 The Laffords
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.
2 The Laffords'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 06 Mar 2022
Current Certificate(1 of 2)
Mar 2012
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
7.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 6 March 2022
Property Improvements
Changes detected from historical EPC data
Mar 2012from Feb 2009
EPC improved fromE52toD61
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
50%3%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 2 The Laffords, Bradfield Southend, Reading, RG7 6JD, sourced from the PlanIt planning register.
2 The Laffords has an approved single-storey side extension on the planning record.
1 application on record at 2 The Laffords, Bradfield Southend, Reading, RG7 6JD
1decisions1extensions7documents9nearby
- Jul 2015ExtensionFullOutcome in report
Extension: Single storey · Side of property
Single storey side extension
- Documents
- 7 docs on file
- Reference
- 15/01315/HOUSE
Unlock 2 The Laffords, Bradfield Southend, Reading, RG7 6JD'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 9 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other The Laffords homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 The Laffords outperforms the street on epc rating by a wide margin.
Price per m²
£3,436
Street avg £4,995
Floor Area
142 m²
Street avg 147 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
7.1 t/year
Street avg 7.4 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
0.3 km
Bradfield Village Hall — bus stop.
Closest school
0.2 km
Bradfield C.E. Primary School. 2 schools nearby.
Nearest schools
- Bradfield C.E. Primary SchoolPrimary204m
- Beenham Primary SchoolPrimary2.0km
Nearest stops
- Bradfield Village HallBus stop340m
- Heath RoadBus stop384m
- The Queens HeadBus stop422m
- Wellington GardensBus stop607m
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 6JD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.0dB
Night-time· 23:00 – 07:00
36.4dB
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 DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
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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 2 The Laffords is modelled from its 142 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 6JD. 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 2 The Laffords. 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 2 The Laffords was lodged in March 2012 at band D and expired in March 2022, so a new one is needed to sell or let. 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 2 The Laffords. 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 2 schools and 22 stops listed are measured in a straight line from RG7 6JD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 The Laffords 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 2 The Laffords, Bradfield Southend, Reading, RG7 6JD. Each answer is also embedded as structured data for search engines.
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