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

EPC B

Estimated value

£515,000

  • Since the 2022 sale (£495,000)+4%
  • Against RG2 9GL's recent median (£595,000)-13%

Newest record on this page: August 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
Bedrooms
3
Bathrooms
2
Floor area
102 m²
1098 sq ft
Energy rating
B
Score 89
Council tax
Band E
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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

£515,000

  • Against its 2022 sale (£495,000)+4%
  • Against RG2 9GL's recent median (£595,000)-13%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 9 Hornbeam Place is modelled from its 102 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9GL. 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

    102 m² from the EPC lodged in April 2017

  • Sales of this home

    2 sales recorded, the latest in 2022

  • Recent sales in RG2 9GL

    5 sales, median £595,000 (2025–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 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 in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 11 February 2022Most recent

    £495,000

  2. 27 April 2017

    £495,000

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

Risks

What this page doesn't show

2 potential issues have already been flagged for 9 Hornbeam Place, Arborfield Green, Reading, RG2 9GL. 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 9 Hornbeam Place

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

9 Hornbeam Place is a three-bedroom detached house in Arborfield Green, Reading, Reading (RG2 9GL). It has a recorded floor area of 102 m² (around 1098 sq ft) and council tax band E. The latest certificate (April 2017) returns a high B (score 89), putting the home a stone's throw from an A rating.

At 102 m² it's 25% smaller than the typical home in the postcode (136 m² median across 10 EPCs). Sold February 2022 for £495,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenYes
Before you decide

Everything you need to know about 9 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.

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

Current Certificate
Apr 2017

EPC Rating

A
B
B89
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.1 t/year
Occupancy
—

Certificate validity

Valid until 6 April 2027

4 months remaining
Planning

Planning history

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

9 Hornbeam Place 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 Hornbeam Place homes

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

Price per m² for 9 Hornbeam Place runs comfortably ahead of the street norm.

Price per m²

£4,853

Street avg £4,184

Strongly above

Floor Area

102 m²

Street avg 134 m²

Below

CO₂ Emissions

1.1 t/year

Street avg 1.4 t/year

Above

Years Held

5 years

Street avg 8 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

0.6 km

Biggs Lane — bus stop.

Closest school

0.8 km

Bohunt School Wokingham. 6 schools nearby.

Nearest schools

  • Bohunt School WokinghamSecondary773m
  • The Coombes Church of England Primary SchoolPrimary1.7km
  • Gorse Ride Junior SchoolPrimary2.0km
  • Gorse Ride Infants' SchoolPrimary2.1km

Nearest stops

  • Biggs LaneBus stop589m
  • Biggs LaneBus stop597m
  • Sheerlands RoadBus stop794m
  • Sheerlands RoadBus stop830m

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 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
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.

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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 9 Hornbeam Place is modelled from its 102 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9GL. 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 9 Hornbeam Place. 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 9 Hornbeam Place was lodged in April 2017 at band B and is valid until April 2027. 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 9 Hornbeam Place. 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 6 schools and 30 stops listed are measured in a straight line from RG2 9GL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
9 Hornbeam Place 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 9 Hornbeam Place, Arborfield Green, Reading, RG2 9GL. Each answer is also embedded as structured data for search engines.

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