Model valuation£417,0008 Busby Close
Local market context
Sulham House, Flat 2, Sulham Hill, Sulham, Reading, RG8 8EE
Property type
Semi-detached
Floor 03
Habitable rooms
4
From EPC
Floor area
124 m²
1335 sq ft
Energy rating
E
Score 52
Council tax
Band D
Tenure
Private Rental
About Sulham House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Sulham House is a semi-detached house in Sulham, Reading, Reading (RG8 8EE). It has a recorded floor area of 124 m² (around 1335 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (January 2025) shows an E (score 52), well below the UK norm with real room to improve. Earlier certificates rated it D (January 2012); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good. The recommended improvements would push it to D (score 66). Main heating runs on electricity. At 124 m² this is the 4th smallest of 5 units on EPC record in Sulham House, where floor areas span 70–477 m². The building's EPC ratings span F to D across 5 units on file.
At 124 m² the property is well over the postcode median (86 m² across 4 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about Sulham House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Sulham House's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jan 2025
EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Very Poor
CO2 Emissions
9.5 t/year
Occupancy
Rented
Certificate validity
Valid until 22 January 2035
Property Improvements
Changes detected from historical EPC data
Jan 2025from Jan 2012
EPC improved fromD58toE52
Low Energy Lighting
30%88%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-era3rd Floor FlatEPC EPre-1919 buildNo mains gas
Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Planning history
Applications and permits filed against Sulham House, Flat 2, Sulham Hill, Sulham, Reading, RG8 8EE, sourced from the PlanIt planning register.
Sulham House 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Sulham House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£393,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Versus other Sulham Hill homes
Four headline reads against 3 similar flats on this street, drawn from the latest EPC and Land Registry data.
Sulham House outperforms the street on floor area by a wide margin.
EPC Rating
52 (E)
Street avg 50 (E)
Floor Area
124 m²
Street avg 81 m²
CO₂ Emissions
9.5 t/year
Street avg 7.8 t/year
Habitable Rooms
4 rooms
Street avg 3 rooms
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£333k
Bowling Green Farmhouse, Flat 1, Trenthams Close, Purley On Thames
RG8 8EZ
Flat2 bed
£324k
Sulham House, Flat 3, Sulham Hill, Sulham
RG8 8EE
Flat
£301k
Bowling Green Farmhouse, Flat 10, Trenthams Close, Purley On Thames
RG8 8EZ
Flat2 bed
£529k
The Old Pump House, First Floor Flat, Bowden Green, Pangbourne
RG8 8JL
Flat
£272k
Sulham House, Flat 4, Sulham Hill, Sulham
RG8 8EE
Flat
£271k
Bowling Green Farmhouse, Flat 7, Trenthams Close, Purley On Thames
RG8 8EZ
Flat2 bed1 bath
£269k
Knappswood Farm, Flat 1, Pangbourne Road, Upper Basildon
RG8 8LN
Flat
£264k
The Old Pump House, Ground Floor Flat, Bowden Green, Pangbourne
RG8 8JL
Flat
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
52/mo
Falling year-on-year across the wider district.
Nearest stop
1.2 km
The Birchwoods — bus stop.
Closest school
1.3 km
Little Heath School. 16 schools nearby.
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 RG8 8EE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.9dB
Night-time· 23:00 – 07:00
37.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Sulham House, Flat 2, Sulham Hill, Sulham, Reading, RG8 8EE. Each answer is also embedded as structured data for search engines.