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1 Manor Barn, Gloucester Avenue, Shinfield, Reading, RG2 9GA

Solar panels

Estimated value

£514,000

  • Since the 2008 sale (£205,000)+151%
  • Against RG2 9GA's recent median (£365,810)+41%

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

Learn about this valuation
Property type
End terrace
Bedrooms
3
Bathrooms
2
Floor area
164 m²
1765 sq ft
Energy rating
C
Score 80
Council tax
Band E
Tenure
Private Rental
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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

£514,000

  • Against its 2008 sale (£205,000)+151%
  • Against RG2 9GA's recent median (£365,810)+41%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 1 Manor Barn is modelled from its 164 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9GA. 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

    164 m² from the EPC lodged in June 2023

  • Sales of this home

    1 sale recorded, the latest in 2008

  • Recent sales in RG2 9GA

    5 sales, median £365,810 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 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.

The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.

Sales timeline

  1. 23 May 2008Most recent

    £205,000

Median price across the last 5 sales in RG2 9GA: £365,810 (2025–2022).

Risks

What this page doesn't show

2 potential issues have already been flagged for 1 Manor Barn, Gloucester Avenue, Shinfield, Reading, RG2 9GA. 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 1 Manor Barn

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

1 Manor Barn is a three-bedroom end-of-terrace house in Shinfield, Reading, Reading (RG2 9GA). It has a recorded floor area of 164 m² (around 1765 sq ft), construction records dating it to 2007-2011 and council tax band E. The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. Period features are noted in the property record. The latest certificate (June 2023) shows a C (score 80), near the top of the C band. The rating has held steady at C across 2 certificates since December 2012. Between certificates, lighting went from Good to Very Good. The recommended improvements would push it to B (score 87).

It hasn't traded since May 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 164 m² the property is well over the postcode median (100 m² across 56 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £514,000 sits 150.7% above the 2008 sale of £205,000. On a £-per-square-foot basis, the last sale (£116/sq ft) was about 56.5% 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
  • Bathrooms2
  • EnsuiteYes

Outside

  • GarageYes

Building

  • Solar panelsYes
  • Period featuresYes
Before you decide

Everything you need to know about 1 Manor 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.
Current Certificate(1 of 2)
Jun 2023

EPC Rating

A
B
C
C80
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.0 t/year
Occupancy
Rented

Certificate validity

Valid until 4 June 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2023from Dec 2012
Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
PartialInsulated

Floor insulation added or improved

Planning

Planning history

Applications and permits filed against 1 Manor Barn, Gloucester Avenue, Shinfield, Reading, RG2 9GA, sourced from the PlanIt planning register.

1 Manor Barn 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 Gloucester Avenue homes

Four headline reads against 48 similar houses on this street, drawn from the latest EPC and Land Registry data.

1 Manor Barn is notably below the street on price per m².

Price per m²

£1,250

Street avg £3,322

Strongly below

Floor Area

164 m²

Street avg 128 m²

Above

Habitable Rooms

7 rooms

Street avg 6 rooms

Above

CO₂ Emissions

3.0 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

Church Lane — bus stop.

Closest school

0.6 km

Shinfield Infant and Nursery School. 13 schools nearby.

Nearest schools

  • Shinfield Infant and Nursery SchoolPrimary598m
  • Alder Grove Church of England Primary SchoolPrimary612m
  • Shinfield St Mary's CofE Junior SchoolPrimary807m
  • Oakbank SchoolSecondary1.2km

Nearest stops

  • Church LaneBus stop185m
  • Brookers HillBus stop373m
  • School GreenBus stop403m
  • Shinfield ViewBus stop480m

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

Daytime· 07:00 – 23:00

53.7dB

Low
Night-time road noise heatmap for RG2 9GA

Night-time· 23:00 – 07:00

43.3dB

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 3 Building Survey

21st centuryEnd-Terrace HouseEPC CSolid (non-cavity) walls

Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,085 · 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
£523k

1 Baston Road, Arborfield Green

RG2 9ZW

£526k

1 Bronte Grove, Arborfield Green

RG2 9UN

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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 1 Manor Barn is modelled from its 164 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG2 9GA. 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 1 Manor 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 1 Manor Barn was lodged in June 2023 at band C and is valid until June 2033. 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 Manor 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 13 schools and 30 stops listed are measured in a straight line from RG2 9GA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
1 Manor Barn is in council tax band E. 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 1 Manor Barn, Gloucester Avenue, Shinfield, Reading, RG2 9GA. Each answer is also embedded as structured data for search engines.

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