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Blackberry Barn, Cutbush Lane East, Shinfield, Reading, RG2 9AF

EPC B1 planning record

Estimated value

£1,094,000

  • Since the 2020 sale (£400,000)+174%
  • Against RG2 9AF's recent median (£287,500)+281%

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

Learn about this valuation
Property type
Detached
Floor area
245 m²
2637 sq ft
Energy rating
B
Score 81
Tenure
Owner Occupied
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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

£1,094,000

  • Against its 2020 sale (£400,000)+174%
  • Against RG2 9AF's recent median (£287,500)+281%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Blackberry Barn is modelled from its 245 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

    245 m² from the EPC lodged in November 2020

  • Sales of this home

    1 sale recorded, the latest in 2020

  • Recent sales in RG2 9AF

    3 sales, median £287,500 (2018–1997)

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
Planning1 applicationFull 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 12 March 2020Most recent

    £400,000

Median price across the last 3 sales in RG2 9AF: £287,500 (2018–1997).

Risks

What this page doesn't show

2 potential issues have already been flagged for Blackberry Barn, 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

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Overview

About Blackberry Barn

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

Blackberry Barn is a detached house in Shinfield, Reading, Reading (RG2 9AF). It has a recorded floor area of 245 m² (around 2637 sq ft). The latest certificate (November 2020) returns a B (score 81), comfortably above the UK average. The recommended improvements would push it to A (score 96). Main heating runs on electricity: electricity, unspecified tariff.

At 245 m² the property is well over the postcode median (104 m² across 7 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £1,094,000 sits 173.5% above the 2020 sale of £400,000. On a £-per-square-foot basis, the last sale (£152/sq ft) was about 23.3% below the postcode norm. One planning record on file: an extension approved in 2025. Past consents include an extension, meaningful when judging how the property has evolved. Most recent transfer: March 2020 at £400,000.

Before you decide

Everything you need to know about Blackberry Barn

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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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.

Blackberry Barn ranks among the most efficient homes in the postcode for energy use.

Current Certificate
Nov 2020

EPC Rating

A
B
B81
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Good
Windows
Very Good
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 26 November 2030

4 years remaining
Planning

Planning history

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

Blackberry Barn has an approved single-storey rear extension on the planning record.

1 application on record at Blackberry Barn, Cutbush Lane East, Shinfield, Reading, RG2 9AF

1decisions1extensions11documents9nearby
  1. Apr 2025
    ExtensionOutline
    Outcome in report

    Extension: Single storey · Rear of property

    Application for a certificate of lawfulness for the proposed single storey rear extension with flat room, parapet walls and roof lantern.

    Documents
    11 docs on file
    Reference
    250898
    Full record in report

Unlock Blackberry Barn, 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 (1 on record)
  • All 1 application on this property in full, plus 9 notable nearby
  • The 11 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Cutbush Lane East homes

Three headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

Blackberry Barn outperforms the street on epc rating by a wide margin.

EPC Rating

81 (B)

Street avg 71 (C)

Strongly above

Floor Area

245 m²

Street avg 97 m²

Strongly above

CO₂ Emissions

3.3 t/year

Street avg 2.9 t/year

Below
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

Detached HouseEPC B

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 £1,245 · 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.
£1m

1 Archer Grove, Arborfield Green

RG2 9TB

£756k

1 Bushell Way, Arborfield

RG2 9FQ

4 bed3 bath
£724k

1 Arbery Way, Arborfield

RG2 9FG

5 bed3 bath
£708k

1 Brook Cottages, Hughes Green, Arborfield

RG2 9JE

£703k

1 Austen Grove, Arborfield Green

RG2 9UP

4 bed2 bath
£661k

1 Aragon Crescent, Shinfield

RG2 9YH

£659k

1 Ambler Drive, Arborfield Green

RG2 9TL

£653k

1 Bolton Drive, Shinfield

RG2 9RD

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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 Blackberry Barn is modelled from its 245 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 Blackberry Barn. 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 Blackberry Barn was lodged in November 2020 at band B and is valid until November 2030. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Blackberry Barn. 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.
FAQ

Common questions

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

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