What kind of home is 2 Water Lane, RG19 8SS?

2 Water Lane, RG19 8SS is a 5-bedroom detached house.

What was the last sold price for 2 Water Lane, RG19 8SS?

2 Water Lane, RG19 8SS last sold for £680,000 in January 2021, around 5 years ago. Land Registry has 5 sales on record going back to £399,995 in June 2001. Source: HM Land Registry.

Has 2 Water Lane, RG19 8SS appreciated in value?

Across 5 sales between June 2001 and January 2021, 2 Water Lane, RG19 8SS rose from £399,995 to £680,000, a change of £280,005. That works out to roughly +2.8% per year compounded over 20 years. Source: HM Land Registry.

What energy rating does 2 Water Lane, RG19 8SS have?

The current EPC rating for 2 Water Lane, RG19 8SS is D with a score of 68 out of 100, lodged in September 2020. The assessor estimates the property could reach a B. Source: EPC Register.

How big is 2 Water Lane, RG19 8SS?

2 Water Lane, RG19 8SS has a recorded floor area of 199 m² (2,142 sq ft), around 40 m² per bedroom. That makes it about 11% larger than the median EPC-recorded property in RG19 8SS. Source: EPC Register.

What heating system does 2 Water Lane, RG19 8SS use?

The latest EPC at 2 Water Lane, RG19 8SS records mains gas as the main heating fuel. Source: EPC Register.

What planning history does 2 Water Lane, RG19 8SS have?

2 Water Lane, RG19 8SS has 1 planning record on file (1 approved), most recent in June 2016. Source: PlanIt planning register.

What is the council tax band for 2 Water Lane, RG19 8SS?

2 Water Lane, RG19 8SS is in council tax band G. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Which area is 2 Water Lane, RG19 8SS in?

2 Water Lane, RG19 8SS sits in Greenham, Thatcham, Thatcham. It falls within the RG19 postcode district.

How safe is the area around 2 Water Lane, RG19 8SS?

Police records around 2 Water Lane, RG19 8SS show an average of 3 reported crimes per month over the last 11 months. Violent crime makes up roughly 67% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

What schools are near 2 Water Lane, RG19 8SS?

The closest primary school to 2 Water Lane, RG19 8SS is The Willows Primary School (447m), one of 14 primaries within walking distance. The closest secondary is Newbury College (1.1km), with 3 secondaries in the surrounding area.

How well connected is 2 Water Lane, RG19 8SS?

The closest bus stop to 2 Water Lane, RG19 8SS is Water Lane, 59m away. The nearest rail option is Newbury Racecourse Rail Station, 1.3km away.

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2 Water Lane, Greenham, Thatcham, RG19 8SS

5 sales on record1 planning record

Property type

Detached

Bedrooms

Bathrooms

Floor area

199 m²

2142 sq ft

Energy rating

Score 68

Council tax

Band G

Tenure

Owner Occupied

Overview

About 2 Water Lane

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Water Lane is a five-bedroom detached house in Greenham, Thatcham, Thatcham (RG19 8SS). It has a recorded floor area of 199 m² (around 2142 sq ft), construction records dating it to 1996-2002 and council tax band G. The latest certificate (September 2020) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2008. Between certificates, lighting went from Poor to Very Good; while hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 81), a 2-band jump. Other recorded features include a conservatory.

Most recent transfer: January 2021 at £680,000. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. Across 2001–2021, sale prices on this property compounded at 2.8% per year. Today's modelled estimate of £748,000 is 10% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£317/sq ft) was about 30.7% above the typical sold price in the postcode. One historical planning record sits against the property in 2016.

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Know exactly what you're buying at 2 Water Lane

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Specifications

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

Bedrooms5
Bathrooms3
Dining roomYes
Utility roomYes
CloakroomYes
EnsuiteYes
StudyYes
ConservatoryYes

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

2 Water Lane's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)

Sept 2020

EPC Rating

D68

Main Heating

Gas

Main Fuel

Gas

Hot Water

Average

Windows

Average

CO2 Emissions

6.9 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Sept 2020from Dec 2008

Hot Water

GoodAverage

Hot water efficiency decreased

Low Energy Lighting

10%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 2 Water Lane, Greenham, Thatcham, RG19 8SS, sourced from the PlanIt planning register.

Jun 2016
RenovationFull
In report
To replace existing 1.8m height timber fence on boundary between rear garden of property (2 Water Lane) and highway (Greenham Road) with 2.5m height, horizontally-clad timber noise barrier/acoustic fence. To raise height of existing 1.3m height double skin brick wall on boundary between front garden of property and highway (Greenham Road) to 2.5m height, with supporting buttresses, as a privacy and noise barrier.
Reference
16/00756/HOUSE
View planning record

Before you offer

We flagged 1 thing worth checking at 2 Water Lane

Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

2 Water Lane has changed hands more often than typical for the area.

Current estimate

£748,000

Modelled from EPC, postcode comparables and a sale-price growth of 2.8% per year over 20 years.

See how we calculated this

Last sold (2021)

£680,000

Growth on file: 2.8% per year over 20 years.

Sales timeline

4 January 2021Most recent
£680,000
+27.1%over 5 years
6 July 2015
£535,000
+22.3%over 5 years
30 July 2009
£437,500
-8.9%over 1 year
24 April 2008
£480,000
+20.0%over 6 years
28 June 2001
£399,995

Median price across the last 5 sales in RG19 8SS: £670,000 (2023–2013).

Nearby sales in RG19 8SS

Before you offer

Everything we know about 2 Water Lane, in one report

What it's really worth, what could be wrong, and the planning, sales and area data in full.

What we flagged

Larger development activity nearby

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On the street

Versus other Water Lane homes

Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Water Lane outperforms the street on habitable rooms by a wide margin.

Price per m²

£3,417

Street avg £3,251

Above

Floor Area

199 m²

Street avg 195 m²

Above

Habitable Rooms

9 rooms

Street avg 8 rooms

Strongly above

CO₂ Emissions

6.9 t/year

Street avg 5.8 t/year

Below

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£740k

1 Evergreen, Headley

RG19 8ES

4 bed3 bath

£761k

1 Haysoms Drive, Greenham

RG19 8EY

6 bed

£750k

1 Draytons View, Greenham

RG19 8SA

£438k

1 Browns Walk, Greenham

RG19 8FF

3 bed

£700k

1 Hollycroft, Ashford Hill

RG19 8BU

1 Beenham Court, Newbury Road, Headley

RG19 8JX

4 bed

£598k

1 Capability Way, Greenham

RG19 8FA

£537k

1 Coombe Barns, Crookham Common Road, Crookham Common

RG19 8BP

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Thatcham district page.

Full Thatcham report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

3/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Water Lane — bus stop.

Closest school

0.4 km

The Willows Primary School. 17 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG19 8SS from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

47.4dB

Low

Night-time road noise heatmap for RG19 8SS

Night-time· 23:00 – 07:00

37.2dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Water Lane, Greenham, Thatcham, RG19 8SS. Each answer is also embedded as structured data for search engines.