Skip to content
UK Property Looker

2 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF

Estimated value

£458,000

  • Since the 1997 sale (£102,500)+347%
  • Against RG2 9AF's recent median (£400,000)+14%

Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
86 m²
926 sq ft
Energy rating
D
Score 62
Council tax
Band D
Tenure
Owner Occupied
Get directions (opens in a new tab)
Valuation

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

£458,000

  • Against its 1997 sale (£102,500)+347%
  • Against RG2 9AF's recent median (£400,000)+14%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Grange Cottages is modelled from its 86 m² EPC floor area, its 1 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

    86 m² from the EPC lodged in January 2025

  • Sales of this home

    1 sale recorded, the latest in 1997

  • Recent sales in RG2 9AF

    3 sales, median £400,000 (2020–2004)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2020Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

2 Grange Cottages's modelled value sits at over four times its earliest registered sale price (1997).

Sales timeline

  1. 1 April 1997Most recent

    £102,500

Median price across the last 3 sales in RG2 9AF: £400,000 (2020–2004).

Risks

What this page doesn't show

2 potential issues have already been flagged for 2 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

Overview

About 2 Grange Cottages

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

2 Grange Cottages is a three-bedroom mid-terrace house in Shinfield, Reading, Reading (RG2 9AF). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (January 2025) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80). Period features are noted in the property record.

Untraded for 29 years, with the last transfer in April 1997. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 86 m² it's 23.2% smaller than the typical home in the postcode (112 m² median across 7 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £458,000 sits 346.8% above the 1997 sale of £102,500. On a £-per-square-foot basis, the last sale (£111/sq ft) was about 44% below the postcode norm.

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

  • Bedrooms3
  • Bathrooms1

Outside

  • Private gardenRear

Building

  • Period featuresYes
  • RefurbishedYes
Before you decide

Everything you need to know about 2 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

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
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 Grange Cottages sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate
Jan 2025

EPC Rating

A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 13 January 2035

8 years remaining
Planning

Planning history

Applications and permits filed against 2 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF, sourced from the PlanIt planning register.

2 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.

On the street

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.

2 Grange Cottages is notably below the street on epc rating.

EPC Rating

62 (D)

Street avg 74 (C)

Strongly below

Floor Area

86 m²

Street avg 120 m²

Below

CO₂ Emissions

3.9 t/year

Street avg 2.9 t/year

Strongly below

Habitable Rooms

4 rooms

Street avg 4 rooms

On par
Area

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.
Full Reading report

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.

Noise

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 road noise heatmap for RG2 9AF

Daytime· 07:00 – 23:00

54.7dB

Low
Night-time road noise heatmap for RG2 9AF

Night-time· 23:00 – 07:00

46.2dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Mid 20th centuryMid-Terrace HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £695 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£652k

1 Appleton Way, Shinfield

RG2 9RN

3 bed
£553k

1 Barker Close, Arborfield

RG2 9NQ

4 bed2 bath
£565k

1 Bentley Drive, Arborfield

RG2 9FH

4 bed2 bath
£703k

1 Austen Grove, Arborfield Green

RG2 9UP

4 bed2 bath
£756k

1 Bushell Way, Arborfield

RG2 9FQ

4 bed3 bath
£724k

1 Arbery Way, Arborfield

RG2 9FG

5 bed3 bath
£460k

1 Blackthorn, Shinfield

RG2 9GH

£449k

1 Bramshill Close, Arborfield

RG2 9PT

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 research
Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 2 Grange Cottages is modelled from its 86 m² EPC floor area, its 1 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. 1 sale is recorded for 2 Grange Cottages. 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 2 Grange Cottages was lodged in January 2025 at band D and is valid until January 2035. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 2 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
2 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF. Each answer is also embedded as structured data for search engines.

Know this home? Think our valuation is wrong?

Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.

Keep exploring