Model valuation£417,0008 Busby Close
Local market context
3 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF
2 planning records
Estimated value
£636,000
- Since the 2018 sale (£525,000)+21%
- Against RG2 9AF's recent median (£251,250)+153%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
4
Bathrooms
2
Floor area
135 m²
1453 sq ft
Energy rating
C
Score 69
Council tax
Band D
Tenure
Owner Occupied
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
£636,000
- Against its 2018 sale (£525,000)+21%
- Against RG2 9AF's recent median (£251,250)+153%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 3 Grange Cottages is modelled from its 135 m² EPC floor area, its 2 recorded sales 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
135 m² from the EPC lodged in September 2025
Sales of this home
2 sales recorded, the latest in 2018
Recent sales in RG2 9AF
2 sales, median £251,250 (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 | 1 of 2 applications | 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.
Sales timeline
26 July 2018Most recent
£525,000
+82.6%over 13 years11 November 2004
£287,500
Median price across the last 2 sales in RG2 9AF: £251,250 (2020–1997).
What this page doesn't show
2 potential issues have already been flagged for 3 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 3 Grange Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
3 Grange Cottages is a four-bedroom end-of-terrace house in Shinfield, Reading, Reading (RG2 9AF). It has a recorded floor area of 135 m² (around 1453 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (September 2025) shows a C (score 69), just inside the C band. When first surveyed in January 2018 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Very Good and lighting went from Poor to Good; while window efficiency dropped from Good to Average.
2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 135 m² it's 29.8% larger than the typical home in the postcode (104 m² median across 7 EPCs). Last sold in July 2018, so it's been off the market for around 8 years. Across 2004–2018, sale prices on this property compounded at 4.5% per year. Today's modelled estimate of £636,000 is 21.1% above the 2018 sale price.
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
- Bedrooms4
- Bathrooms2
- EnsuiteYes
- StudyYes
- FireplaceYes
Outside
- Private gardenSouth-facing
- GarageYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 3 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
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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)
Sept 2025
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 September 2035
Property Improvements
Changes detected from historical EPC data
Sept 2025from Jan 2018
EPC improved fromD63toC69
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
10%96%
More low energy lighting installed
Planning history
Applications and permits filed against 3 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF, sourced from the PlanIt planning register.
3 Grange Cottages has an approved single-storey side extension on the planning record.
2 applications on record at 3 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF
2decisions2extensions34documents9nearby
- Feb 2018ExtensionFullOutcome in report
Extension: Single storey
Householder application for the proposed erection of a first floor side extension over existing garage and single storey rear extension to dwelling.
- Documents
- 16 docs on file
- Reference
- 172634
- More recent applications — locked
- ExtensionAug 2018Decision
Unlock 3 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 9 notable nearby
- The 34 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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.
Habitable Rooms for 3 Grange Cottages runs comfortably ahead of the street norm.
EPC Rating
69 (C)
Street avg 73 (C)
Floor Area
135 m²
Street avg 113 m²
CO₂ Emissions
3.3 t/year
Street avg 2.9 t/year
Habitable Rooms
6 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
Victorian-eraEnd-Terrace HouseEPC CPre-1919 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,155 · 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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4 bed2 bath
£553k
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4 bed2 bath
£756k
1 Bushell Way, Arborfield
RG2 9FQ
4 bed3 bath
£652k
1 Appleton Way, Shinfield
RG2 9RN
3 bed
£724k
1 Arbery Way, Arborfield
RG2 9FG
5 bed3 bath
1 Arborfield Court, Swallowfield Road, Arborfield
RG2 9JU
4 bed2 bath
£632k
1 Alexander Walk, Shinfield
RG2 9SQ
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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 3 Grange Cottages is modelled from its 135 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 3 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 3 Grange Cottages was lodged in September 2025 at band C and is valid until September 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 3 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
- 3 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 3 Grange Cottages, Cutbush Lane East, Shinfield, Reading, RG2 9AF. Each answer is also embedded as structured data for search engines.
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