Model valuation£417,0008 Busby Close
Local market context
13 Reading Road, Lower Basildon, Reading, RG8 9NG
Property type
Semi-detached
Habitable rooms
8
From EPC
Floor area
159 m²
1711 sq ft
Energy rating
D
Score 58
Council tax
Band E
Tenure
Owner Occupied
About 13 Reading Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Reading Road is a semi-detached house in Lower Basildon, Reading, Reading (RG8 9NG). It has a recorded floor area of 159 m² (around 1711 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (January 2016) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 76). Main heating runs on oil. The latest certificate is from January 2016, so improvements made since then won't be reflected.
At 159 m² the property is well over the postcode median (111 m² across 5 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about 13 Reading Road
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.
13 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This certificate is over 10 years old and is no longer valid.Expired 08 Jan 2026
Current Certificate
Jan 2016EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
7.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 8 January 2026
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-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 £1,220 · Includes VAT
Planning history
Applications and permits filed against 13 Reading Road, Lower Basildon, Reading, RG8 9NG, sourced from the PlanIt planning register.
13 Reading Road has no planning applications on record.
3
But the area is active
3 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.
13 Reading Road 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£724,000
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.
Median price across the last 5 sales in RG8 9NG: £708,500 (2023–2019).
Nearby sales in RG8 9NG
Dolphins, Reading Road, Lower Basildon, Reading, RG8 9NG
Sold Feb 2023
£1,030,00012 Reading Road, Lower Basildon, Reading, RG8 9NG
Sold Dec 2020
£395,0007 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
£708,500
Versus other Reading Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 13 Reading Road stands well clear of the street.
EPC Rating
58 (D)
Street avg 39 (F)
Floor Area
159 m²
Street avg 108 m²
CO₂ Emissions
7.6 t/year
Street avg 6.8 t/year
Habitable Rooms
8 rooms
Street avg 6 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.
£755k
1 Godwins Lodge, Lower Basildon
RG8 9PB
2 bed2 bath
£780k
1 Holmlea Road, Goring
RG8 9EX
3 bed2 bath
£667k
1 Clevemede, Goring
RG8 9BU
4 bed1 bath
£652k
1 Coombe Cottages, The Coombe, Streatley
RG8 9QP
£652k
1 Helidon Cottages, The Coombe, Streatley
RG8 9QN
4 bed1 bath
£811k
1 Exeter Cottages, The Coombe, Streatley
RG8 9QX
5 bed2 bath
£644k
1 Church Croft Cottage, Church Lane, Streatley
RG8 9HU
3 bed2 bath
£639k
1 Hartslock Close, Goring
RG8 9EF
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 13 Reading Road, Lower Basildon, Reading, RG8 9NG. Each answer is also embedded as structured data for search engines.