Model valuation£417,0008 Busby Close
Local market context
12 Reading Road, Lower Basildon, Reading, RG8 9NG
5 sales on record2 planning records
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
79 m²
850 sq ft
Energy rating
F
Score 25
Council tax
Band D
Tenure
Owner Occupied
About 12 Reading Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Reading Road is a three-bedroom semi-detached house in Lower Basildon, Reading, Reading (RG8 9NG). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (June 2015) shows an F (score 25), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 78), a 3-band jump. Main heating runs on oil. The latest certificate is from June 2015, so improvements made since then won't be reflected. Period features are noted in the property record.
At 79 m² it sits well below the postcode median (114 m² across 5 EPCs), making it one of the more compact homes locally. Last sale on file: £395,000 in December 2020. Across the public record there are 5 sales, relatively high churn for a single property. Across 1997–2020, sale prices on this property compounded at 4.6% per year. Today's modelled estimate of £436,000 is 10.4% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£465/sq ft) was about 71.4% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 2 refused.
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
- Bathrooms1
- StudyYes
Building
- Period featuresYes
Before you decide
Everything you need to know about 12 Reading Road
The true value, the hidden risks and the full sale history, in one report.
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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.
12 Reading Road'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This certificate is over 10 years old and is no longer valid.Expired 15 Jun 2025
Current Certificate
Jun 2015EPC Rating
A
B
C
D
E
F
F25
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Good
CO2 Emissions
8.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 15 June 2025
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC FPre-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
Planning history
Applications and permits filed against 12 Reading Road, Lower Basildon, Reading, RG8 9NG, sourced from the PlanIt planning register.
2 applications on record at 12 Reading Road, Lower Basildon, Reading, RG8 9NG
2decisions2extensions24documents3nearby
- Jul 2020ExtensionFullOutcome in report
Extension: Part single, part two storey · Rear of property
Proposed single storey, and double storey rear extensions. Conversion of existing outbuilding and proposed new dormer window to front elevation
- Documents
- 12 docs on file
- Reference
- 20/01262/HOUSE
- More recent applications — locked
- ExtensionNov 2020Decision
Unlock 12 Reading Road, Lower Basildon, Reading, RG8 9NG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 3 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
12 Reading Road has more than doubled in price since the earliest registered sale in 1997.
Current estimate
See how we calculated this£436,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.6% per year over 23 years.
Last sold (2020)
£395,000
Growth on file: 4.6% per year over 23 years.
Sales timeline
21 December 2020Most recent
£395,000
+9.7%over 4 years22 March 2016
£360,000
+44.0%over 12 years12 March 2004
£250,000
+52.1%over 4 years19 November 1999
£164,350
+18.2%over 2 years30 July 1997
£139,000
Median price across the last 5 sales in RG8 9NG: £708,500 (2023–2014).
Nearby sales in RG8 9NG
Dolphins, Reading Road, Lower Basildon, Reading, RG8 9NG
Sold Feb 2023
£1,030,0007 Reading Road, Lower Basildon, Reading, RG8 9NG
Sold Sept 2020
£400,000Swan Yard Farm, Reading Road, Lower Basildon, Reading, RG8 9NG
Sold Dec 2019
£1,025,000White Lodge, Reading Road, Lower Basildon, Reading, RG8 9NG
Sold Feb 2019
£708,5006 Reading Road, Lower Basildon, Reading, RG8 9NG
Sold Sept 2014
£499,999
Versus other Reading Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Reading Road outperforms the street on price per m² by a wide margin.
Price per m²
£5,000
Street avg £3,066
Floor Area
79 m²
Street avg 124 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
8.8 t/year
Street avg 6.6 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£622k
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1 Church Croft Cottage, Church Lane, Streatley
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3 bed2 bath
£780k
1 Holmlea Road, Goring
RG8 9EX
3 bed2 bath
£456k
1 Brewery Cottages, High Street, Goring
RG8 9AR
2 bed
£386k
1 Belleme Mews, Station Road, Goring
RG8 9HJ
2 bed2 bath
£310k
1 Court Gardens, Cleeve Road, Goring
RG8 9BZ
2 bed1 bath
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1 Helidon Cottages, The Coombe, Streatley
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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
0.0 km
Tamarind Tree — bus stop.
Closest school
2.5 km
Goring Church of England Aided Primary School. 3 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 9NG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.5dB
Night-time· 23:00 – 07:00
38.6dB
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 12 Reading Road, Lower Basildon, Reading, RG8 9NG. Each answer is also embedded as structured data for search engines.