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8 Hornbeam Place, Arborfield Green, Reading, RG2 9GL

EPC B1 planning record
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
169 m²
1819 sq ft
Energy rating
B
Score 90
Council tax
Band G
Overview

About 8 Hornbeam Place

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

8 Hornbeam Place is a four-bedroom detached house in Arborfield Green, Reading, Reading (RG2 9GL). It has a recorded floor area of 169 m² (around 1819 sq ft) and council tax band G. The latest certificate (April 2017) returns a high B (score 90), putting the home a stone's throw from an A rating.

One planning record on file: an extension approved in 2021. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. At 169 m² it's 24.7% larger than the typical home in the postcode (136 m² median across 10 EPCs). Today's modelled estimate of £708,000 is 15.1% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£338/sq ft) was about 17.5% below the postcode norm. On the market in April 2017 and unlisted since — roughly 9 years.

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

  • Bedrooms4
  • Bathrooms2
  • Open-plan layoutYes
  • Dining roomYes
  • Utility roomYes
  • EnsuiteYes

Outside

  • Private gardenRear
  • GarageYes
Before you decide

Everything you need to know about 8 Hornbeam Place

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.

8 Hornbeam Place's carbon output is low for the local stock.

EPC Rating

A
B
B90
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.5 t/year
Occupancy
—
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 £995 · Includes VAT

Planning

Planning history

Applications and permits filed against 8 Hornbeam Place, Arborfield Green, Reading, RG2 9GL, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

1 application on record at 8 Hornbeam Place, Arborfield Green, Reading, RG2 9GL

1decisions1extensions11documents9nearby
Flagged:Demolition
  1. Jun 2021
    DemolitionFull
    Outcome in report

    Extension: Single storey · Rear of property

    Householder application for the proposed erection of a single storey rear extension, following demolition of existing rear extension.

    Extension
    Documents
    11 docs on file
    Reference
    211673
    Full record in report

Unlock 8 Hornbeam Place, Arborfield Green, Reading, RG2 9GL'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
£14.99one-off · instant

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Current estimate

£708,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2017)

£615,000

Recorded with HM Land Registry.

Sales timeline

  1. 27 April 2017Most recent

    £615,000

Median price across the last 5 sales in RG2 9GL: £595,000 (2025–2017).

On the street

Versus other Hornbeam Place homes

Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, 8 Hornbeam Place stands well clear of the street.

Price per m²

£3,639

Street avg £4,336

Below

Floor Area

169 m²

Street avg 128 m²

Strongly above

CO₂ Emissions

1.5 t/year

Street avg 1.3 t/year

On par

Years Held

9 years

Street avg 7 years

Above
Before you decide

Everything you need to know about 8 Hornbeam Place

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 · every report is £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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£697k

1 Austen Grove, Arborfield Green

RG2 9UP

4 bed2 bath
£732k

1 Bushell Way, Arborfield

RG2 9FQ

4 bed3 bath
£577k

1 Bentley Drive, Arborfield

RG2 9FH

4 bed2 bath
£540k

1 Barker Close, Arborfield

RG2 9NQ

4 bed2 bath
£747k

1 Arbery Way, Arborfield

RG2 9FG

5 bed3 bath
£663k

1 Appleton Way, Shinfield

RG2 9RN

3 bed

1 Arborfield Court, Swallowfield Road, Arborfield

RG2 9JU

4 bed2 bath
£691k

1 Alder Grove, Shinfield

RG2 9RA

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

6/mo

Steady year-on-year across the wider district.

Nearest stop

0.6 km

Biggs Lane — bus stop.

Closest school

0.8 km

Bohunt School Wokingham. 6 schools nearby.

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

Daytime· 07:00 – 23:00

45.1dB

Low
Night-time road noise heatmap for RG2 9GL

Night-time· 23:00 – 07:00

36.3dB

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

Common questions

The questions buyers, sellers and homeowners most often ask about 8 Hornbeam Place, Arborfield Green, Reading, RG2 9GL. Each answer is also embedded as structured data for search engines.