Model valuation£417,0008 Busby Close
Local market context
1 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF
Estimated value
£501,000
- Against RG2 9AF's recent median (£343,750)+46%
Newest record on this page: March 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
4
From EPC
Floor area
139 m²
1496 sq ft
Energy rating
C
Score 72
Council tax
Band D
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£501,000
- Against RG2 9AF's recent median (£343,750)+46%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Grange Cottages is modelled from its 139 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9AF. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
139 m² from the EPC lodged in March 2021
Sales of this home
No sale recorded since 1995
Recent sales in RG2 9AF
4 sales, median £343,750 (2020–1997)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2020 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
1 Grange Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
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 4 sales in RG2 9AF: £343,750 (2020–1997).
What this page doesn't show
2 potential issues have already been flagged for 1 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 1 Grange Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Grange Cottages is an end-of-terrace house in Shinfield, Reading, Reading (RG2 9AF). It has a recorded floor area of 139 m² (around 1496 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (March 2021) shows a C (score 72). When first surveyed in March 2011 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to B (score 83).
At 139 m² the property is well over the postcode median (104 m² across 7 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about 1 Grange Cottages
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
Pick your report · from £14.99
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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.
Current Certificate(1 of 2)
Mar 2021
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.1 t/year
Occupancy
Rented
Certificate validity
Valid until 31 March 2031
Property Improvements
Changes detected from historical EPC data
Mar 2021from Mar 2011
EPC improved fromD60toC72
Hot Water
Very GoodGood
Hot water efficiency decreased
Roof
AverageGood
Roof insulation improved
Planning history
Applications and permits filed against 1 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF, sourced from the PlanIt planning register.
1 Grange Cottages has no planning applications on record.
9
But the area is active
9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cutbush Lane East homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 1 Grange Cottages runs well behind the street norm.
EPC Rating
72 (C)
Street avg 72 (C)
Floor Area
139 m²
Street avg 112 m²
CO₂ Emissions
4.1 t/year
Street avg 2.8 t/year
Habitable Rooms
4 rooms
Street avg 4 rooms
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.
Crime
327/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
TVSP Gateway — bus stop.
Closest school
1.2 km
Shinfield Infant and Nursery School. 18 schools nearby.
Nearest schools
- Shinfield Infant and Nursery SchoolPrimary1.2km
- Hillside Primary SchoolPrimary1.2km
- Shinfield St Mary's CofE Junior SchoolPrimary1.3km
- Alder Grove Church of England Primary SchoolPrimary1.6km
Nearest stops
- TVSP GatewayBus stop225m
- HawthornBus stop276m
- Lower Earley Way WestBus stop695m
- Lower Earley Way - Beeston WayBus stop833m
Most reported crime locally
- Violence & Sexual Offences1,694 reports37%
- Shoplifting638 reports14%
- Anti-social Behaviour466 reports10%
- Other Theft373 reports8%
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 RG2 9AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.7dB
Night-time· 23:00 – 07:00
46.2dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Early 20th centuryEnd-Terrace HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Blackthorn, Shinfield
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£553k
1 Barker Close, Arborfield
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4 bed2 bath
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1 Bramshill Close, Arborfield
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£565k
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£566k
1 Biggs Lane, Arborfield
RG2 9LL
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 1 Grange Cottages is modelled from its 139 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9AF. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. No sale is recorded for 1 Grange Cottages, which usually means it hasn't changed hands since 1995 or the sale was not for value. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 1 Grange Cottages was lodged in March 2021 at band C and is valid until March 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 1 Grange Cottages. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 18 schools and 30 stops listed are measured in a straight line from RG2 9AF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Grange Cottages is in council tax band D. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 1 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF. Each answer is also embedded as structured data for search engines.
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