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8 Victory Gardens, Arborfield Green, Reading, RG2 9BF

EPC B

Estimated value

£674,000

  • Since the 2022 sale (£635,000)+6%
  • Against RG2 9BF's recent median (£487,500)+38%

Newest record on this page: March 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
137 m²
1475 sq ft
Energy rating
B
Score 84
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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

£674,000

  • Against its 2022 sale (£635,000)+6%
  • Against RG2 9BF's recent median (£487,500)+38%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 Victory Gardens is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9BF. 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

    137 m² from the EPC lodged in February 2022

  • Sales of this home

    1 sale recorded, the latest in 2022

  • Recent sales in RG2 9BF

    5 sales, median £487,500 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest 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.

Latest sale on 8 Victory Gardens was the highest on Land Registry record across the postcode.

Sales timeline

  1. 28 March 2022Most recent

    £635,000

Median price across the last 5 sales in RG2 9BF: £487,500 (2025–2022).

Risks

What this page doesn't show

2 potential issues have already been flagged for 8 Victory Gardens, Arborfield Green, Reading, RG2 9BF. 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 8 Victory Gardens

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

8 Victory Gardens is a detached house in Arborfield Green, Reading, Reading (RG2 9BF). It has a recorded floor area of 137 m² (around 1475 sq ft) and construction records dating it to 2019. The latest certificate (February 2022) returns a B (score 84), comfortably above the UK average.

At 137 m² the property is well over the postcode median (93 m² across 12 EPCs), placing it in the larger end of the local stock. Sold March 2022 for £635,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about 8 Victory Gardens

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.
Current Certificate
Feb 2022

EPC Rating

A
B
B84
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.9 t/year
Occupancy
—

Certificate validity

Valid until 10 February 2032

5 years remaining
Planning

Planning history

Applications and permits filed against 8 Victory Gardens, Arborfield Green, Reading, RG2 9BF, sourced from the PlanIt planning register.

8 Victory Gardens 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 Victory Gardens homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for 8 Victory Gardens runs comfortably ahead of the street norm.

Price per m²

£4,635

Street avg £5,003

Strongly below

Floor Area

137 m²

Street avg 94 m²

Strongly above

CO₂ Emissions

1.9 t/year

Street avg 1.3 t/year

Strongly below

Years Held

4 years

Street avg 4 years

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

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

Crime

327/mo

Falling year-on-year across the wider district.

Nearest stop

0.2 km

Sheerlands Road — bus stop.

Closest school

0.7 km

Bohunt School Wokingham. 5 schools nearby.

Nearest schools

  • Bohunt School WokinghamSecondary650m
  • The Coombes Church of England Primary SchoolPrimary1.4km
  • Farley Hill Primary SchoolPrimary1.9km
  • Gorse Ride Junior SchoolPrimary2.6km

Nearest stops

  • Sheerlands RoadBus stop191m
  • Biggs LaneBus stop205m
  • Sheerlands RoadBus stop213m
  • Biggs LaneBus stop217m

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 9BF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG2 9BF

Daytime· 07:00 – 23:00

48.8dB

Low
Night-time road noise heatmap for RG2 9BF

Night-time· 23:00 – 07:00

38.5dB

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

21st centuryDetached 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 £895 · 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.
£661k

1 Aragon Crescent, Shinfield

RG2 9YH

£659k

1 Ambler Drive, Arborfield Green

RG2 9TL

£653k

1 Bolton Drive, Shinfield

RG2 9RD

£652k

1 Appleton Way, Shinfield

RG2 9RN

3 bed
£703k

1 Austen Grove, Arborfield Green

RG2 9UP

4 bed2 bath
£708k

1 Brook Cottages, Hughes Green, Arborfield

RG2 9JE

£632k

1 Alexander Walk, Shinfield

RG2 9SQ

£724k

1 Arbery Way, Arborfield

RG2 9FG

5 bed3 bath

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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 8 Victory Gardens is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9BF. 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 8 Victory Gardens. 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 8 Victory Gardens was lodged in February 2022 at band B and is valid until February 2032. 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 8 Victory Gardens. 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 5 schools and 30 stops listed are measured in a straight line from RG2 9BF, 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 8 Victory Gardens, Arborfield Green, Reading, RG2 9BF. Each answer is also embedded as structured data for search engines.

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