The Reading Room, High Road, Hooley CR5 3SD: sold prices, EPC rating and value estimate
A semi-detached house of 126 m² built 1900-1929, rated EPC D. It last sold for £860,000 in Oct 2021. The Resi IQ estimate today is £986,000, an automated estimate and not a valuation.
Last sold for £860,000 in 2021; our estimate today is £986,000, up 15% (2.8% a year), behind the 5.1% a year typical on High Road.
- What we found
- Last sold £860,000 in Oct 2021.
- Estimate today £986,000, higher than 31% of house sales on the street since 2019.
- 126 m² against a street median of 156.25 m²; estimated £7,825/m².
- EPC D; 22% of homes on the street are C or better.
- 2740 m to Merstham station (about 45 min walk).
The Reading Room, High Road, Hooley CR5 3SD: a semi-detached built 1900-1929
The Reading Room, High Road is a semi-detached house in Hooley, Reigate and Banstead, built 1900-1929. It has an internal floor area of 126 m² and 6 habitable rooms according to its energy certificate, smaller than the typical 156.25 m² home on High Road. The postcode is CR5 3SD, in Chipstead, Kingswood & Woodmansterne ward and the Reigate constituency.
The sales record goes back to 2021, when the home changed hands for £860,000. Resi IQ's automated estimate of £986,000 implies a 15% change since the last sale, which would put the home at the 31th percentile of recent house sales on the street. Treat it as a figure to test against comparable sales rather than a price.
The energy certificate rates the home EPC band D and was lodged 9 Mar 2021. Across High Road, 22% of rated homes reach band C or better. Merstham station is 2.7 km from the home, and the quickest weekday journey to London Victoria is 94 minutes.
The Reading Room, High Road value: estimated at £986,000, in the middle of the street's price range
This home against every recorded sale on High Road.
Sale history
| 15 Oct 2021 | Semi-detached house | £860,000 |
Estimate range
The shaded band is the model's estimate range (£789,000 to £1,184,000). The last recorded sale is shown for scale. Automated estimate, not a valuation.
The Reading Room, High Road against the rest of High Road
Each sale of this home next to the typical sale on the road in the same year.
| Year | This home | Road median that year | Difference |
|---|---|---|---|
| 2021 | £860,000 | £860,000 | 0% |
| Now (estimate) | £986,000 | £1,260,000 | -22% |
The road median uses every recorded sale on High Road in that year (at least three), and today's median is the road's median estimated value.
Where The Reading Room, High Road sits on the street
Every home on the street, with this one outlined.
Running costs, EPC upgrades and solar for The Reading Room, High Road
What it would take to reach EPC C, and what solar could do for this roof.
Typical routes to EPC C
This home is rated EPC D. These are the measures that usually close the gap for a typical home.
| Improvement | Typical cost | Saves a year |
|---|---|---|
| Loft insulation to 270 mm | £900–£1,500 | £110–£170 |
| Cavity wall insulation | £1,500–£3,500 | £190–£300 |
| Low-energy lighting throughout | £100–£250 | £30–£60 |
| Air-source heat pump | £7,000–£13,000 | £0–£250 |
| Solar panels (4 kWp) | £5,000–£7,000 | £300–£600 |
Indicative UK ranges from Energy Saving Trust guidance; get quotes before you commit. The certificate for this address lists its own recommended measures on the government EPC register.
Residential rates in England from April 2025. Check gov.uk before relying on this.
Repayment mortgage, illustrative. The rate is an example; check a lender’s current rate before relying on it.
1026 kWh per kWp a year from PVGIS at this location (35° pitch, south-facing, 14% losses). Costs and prices are typical assumptions you can edit.
The building at The Reading Room, High Road: size, age and energy rating
- Type
- Semi-detached house
- Age band
- 1900-1929
- Floor area
- 126 m² (street median 156.25 m²)
- Habitable rooms
- 6
- EPC rating
- D
- Tenure when surveyed
- Owner-occupied
- UPRN
- 68161232
Who lives near The Reading Room, High Road: 90% of homes are owner-occupied and 52% of workers work from home
Census 2021 for Reigate and Banstead 004C: 1,661 residents in 638 households around The Reading Room, High Road. The figures describe a small neighbourhood, not any individual.
Who lives here
Age of residents
- Under 1515%
- 15 to 248%
- 25 to 4420%
- 45 to 6434%
- 65 and over23%
Household type
- One person17%
- Couple, no children22%
- Family with children28%
- Other32%
Homes and cars
Tenure
- Owned outright49%
- Mortgage or shared41%
- Private rented8%
- Social rented2%
Cars and vans per household
- No car3%
- 1 car26%
- 2 cars44%
- 3 or more26%
How people get to work
Main way of travelling (828 workers aged 16+)
Health and learning
General health
- Good or very good90%
- Fair8%
- Bad or very bad2%
Highest qualification (16+)
- Degree level or above49%
- A level or equivalent16%
- GCSE level21%
- None9%
Schools near The Reading Room, High Road: 6 within 3.5 km, 4 primary, with their latest Ofsted grades
Distances from the Department for Education register, with the latest Ofsted outcome for each school.
| School | Phase | Latest Ofsted | Distance | Records |
|---|---|---|---|---|
| Serenity School Other independent special school · ages 11-19 | Special | No Ofsted grade on file (independent, special or new school) | 2.4 km 39 min walk | DfE · Ofsted report |
| Royal Alexandra and Albert School Voluntary aided school · ages 7-18 | All-through | Good Graded inspection, Apr 2024 | 2.6 km 43 min walk | DfE · Ofsted report |
| Merstham Primary School Academy converter · ages 2-11 | Primary | Good Graded inspection, Nov 2022 | 2.9 km 47 min walk | DfE · Ofsted report |
| Lime Tree Primary School and Nursery Academy sponsor led · ages 2-11 | Primary | Outstanding Graded inspection, Jul 2022 | 3.3 km 54 min walk | DfE · Ofsted report |
| Furzefield Primary Academy Academy converter · ages 0-11 | Primary | Good Graded inspection, May 2023 | 3.4 km 55 min walk | DfE · Ofsted report |
| Kingswood Primary School Academy converter · ages 4-11 | Primary | Good Confirmed at ungraded visit, Jan 2022 | 3.5 km 57 min walk | DfE · Ofsted report |
Ofsted replaced its single-word judgements with report cards for inspections from November 2025, so each school shows its most recent grade on the older scale until it is re-inspected. Distances are straight-line and are not catchment areas; check the council for admissions rules.
Commuting from The Reading Room, High Road: 94 minutes to Victoria by train
Fastest door-to-door journey arriving by 08:30 on a weekday, from the TfL journey planner, including the walk to the station.
The Reading Room, High Road to central London
| Victoria | 94 min | walk 43 min → train 13 min → train 25 min |
| Blackfriars | 96 min | walk 43 min → train 28 min → train 20 min |
Stations near The Reading Room, High Road
| Merstham | 2740 m | about 45 min walk |
| Chipstead | 2750 m | about 45 min walk |
| Kingswood | 2940 m | about 48 min walk |
Walking times estimated from straight-line distance.
Bus routes near The Reading Room, High Road
No mapped bus stops within 1 km of this postcode. Rural stops and routes can be missing from OpenStreetMap, so check the operator before relying on this.
Shops, doctors and services near The Reading Room, High Road: supermarket, GP, pharmacy, library, and 1 EV charging sites within 6 km
Nearest of each kind, from OpenStreetMap, measured in a straight line from the postcode.
| Service | Nearest | Distance | Within 2 km |
|---|---|---|---|
| GP surgery | Downland Surgery | 4.0 km | 7 |
| Pharmacy | Valley Pharmacy | 4.1 km | 11 |
| Dentist | Crossways Dental | 4.2 km | 12 |
| Supermarket | Waitrose | 4.7 km | 6 |
| Library | Unnamed | 4.2 km | 5 |
| Post office | Station Parade Post Office | 2.8 km | 9 |
| Park or green space | Unnamed | 1.2 km | 38 |
| Hospital | Caterham Dene Hospital & Minor Injuries Unit | 6.0 km | 3 |
Electric vehicle charging near The Reading Room, High Road
196 public charging devices in Reigate and Banstead (35 rapid, 50 kW or more), or 123 per 100,000 people. That ranks 189 of 318 local authorities in Great Britain (median 137), as at 1 July 2026.
1 mapped sites within 6 km, nearest first
| Esso EV Charger Esso | 1 bay | 2.5 km |
Authority counts: Department for Transport, public charging device statistics. Site locations are community-mapped in OpenStreetMap, so newer sites can be missing.
Who represents The Reading Room, High Road: MP and councillors
County councillors for Surrey are elected separately; see Surrey County Council.
Air quality and noise near The Reading Room, High Road: NO₂ 8.7 µg/m³, inside the UK legal limit and within the WHO guideline
Modelled annual averages for the 1 km square around this location, from Defra's 2023 background maps. Readings beside busy roads are higher.
| Pollutant | This square | WHO guideline | UK legal limit |
|---|---|---|---|
| Nitrogen dioxide (NO₂) | 8.7 | 10 | 40 |
| Fine particles (PM2.5) | 6.8 | 5 | 20 |
| Coarse particles (PM10) | 11.7 | 15 | 40 |
µg/m³, annual mean.
- Height above sea level
- 168 m
- Air quality management area
- No
Defra noise maps cover major roads and railways only (above 55 dB), so "no contour" does not mean silent. Height from the Copernicus 90 m elevation model via Open-Meteo.
Crime and policing near The Reading Room, High Road
Crime and policing near The Reading Room, High Road
169 police reports in 12 months within about a mile of The Reading Room, High Road
What was reported
Latest 6 months: 88, earlier 6 months: 81.
Police-recorded incidents mapped to the nearest street within roughly a mile, so a road near the town centre shows more shoplifting and anti-social behaviour than a quiet cul-de-sac nearby. Counts show what was reported, not how safe any home is.
Food and drink near The Reading Room, High Road
56 food businesses with a published rating within 500 m, 41 rated 5 (very good). Nearest: Chipstead Football Club (627 m, rated 4); Chipstead, Coulsdon And Walcountians Cricket Club (627 m, rated 5); Starbucks Coffee Co UK Ltd (1199 m, rated 5); Peter Aubertin Hall (1230 m, rated 5).
Planning designations around The Reading Room, High Road
- Conservation area
- Yes
- Green belt
- Yes
- Listed building on plot
- No
- Air quality management area
- No
- Ward
- Chipstead, Kingswood & Woodmansterne
- Planning authority
- Reigate and Banstead LPA
The Reigate and Banstead market: average price £481,089, up 0.5% in a year
HM Land Registry UK House Price Index for Reigate and Banstead, 2026-06. A mix-adjusted average, so it can differ from the median sale price of one road.
| Type | Authority average |
|---|---|
| Detached | £919,360 |
| Semi-detached | £539,233 |
| Terraced | £428,529 |
| Flat or maisonette | £267,731 |
This street: houses sold for a median of £1,260,000 since 2019 against an authority-wide average of £481,089 across all home types, so a house here sells for 162% more than the authority average.
Photos of The Reading Room, High Road and the streets around it
Openly licensed photos taken close to this location on Wikimedia Commons. They show the surroundings, not necessarily this exact address.
Council tax at The Reading Room, High Road: Band D is £2,567 a year in Reigate and Banstead, up 4.4% on last year
Charge for 2026 to 2027, Ministry of Housing, Communities and Local Government.
The average Band D council tax in Reigate and Banstead is £2,567 for 2026 to 2027, £175 above the England average of £2,392. That ranks Reigate and Banstead 54th highest of 296 billing authorities, and the charge rose from £2,459 last year. Next door in Croydon, Band D is £2,600, £33 more than in Reigate and Banstead, so which side of a council boundary a home sits on changes the bill by about £33 a year at Band D.
Your own bill depends on your property's band. In England bands are set from the home's estimated value on 1 April 1991, so a Band C home pays eight ninths of the Band D charge and a Band F home thirteen ninths. The figures below are the charge for each band in Reigate and Banstead, before any discount or reduction, and they include the county or borough, police, fire and any parish or GLA precepts averaged across the authority.
| Band | Per year | Per month (12 payments) |
|---|---|---|
| Band A | £1,711 | £143 |
| Band B | £1,996 | £166 |
| Band C | £2,281 | £190 |
| Band D | £2,567 | £214 |
| Band E | £3,137 | £261 |
| Band F | £3,707 | £309 |
| Band G | £4,278 | £356 |
| Band H | £5,133 | £428 |
You can check or challenge a home's band on the GOV.UK "Find your Council Tax band" service.
The Reading Room, High Road, Hooley: questions people ask
What is the EPC rating of The Reading Room, High Road?
The Reading Room, High Road has an EPC rating of band D, with a recorded internal floor area of 126 square metres. Certificates last ten years, so check the lodgement date before marketing the home.
How much did The Reading Room, High Road last sell for?
The Reading Room, High Road last sold for £860,000 on 15 Oct 2021.
What is the estimated value of The Reading Room, High Road?
An automated estimate puts The Reading Room, High Road at £986,000, in a range of £789,000 to £1,184,000. It is a model estimate from Resi IQ, not a valuation, so compare it with recent sales on the street.
What council tax band is The Reading Room, High Road?
The band is held by the Valuation Office Agency, which you can look up on GOV.UK. For reference, Band D council tax in Reigate and Banstead is £2,567 for 2026 to 2027, against an England average of £2,392.
Answers use data checked monthly. Sources are named in each answer.