Model valuation£417,0008 Busby Close
Local market context
Bridge Farm House, Reading Road, Arborfield, Reading, RG2 9HT
14 planning records
Estimated value
£777,000
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
8
From EPC
Floor area
190 m²
2045 sq ft
Energy rating
E
Score 39
Council tax
Band G
Tenure
Social Rental
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
£777,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Bridge Farm House is modelled from its 190 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9HT. 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
190 m² from the EPC lodged in August 2020
Sales of this home
No sale recorded since 1995
Recent sales in RG2 9HT
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 14 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Bridge Farm House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
What this page doesn't show
3 potential issues have already been flagged for Bridge Farm House, Reading Road, Arborfield, Reading, RG2 9HT. 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
- A planning decision worth checkingIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About Bridge Farm House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Bridge Farm House is an end-of-terrace house in Arborfield, Reading, Reading (RG2 9HT). It has a recorded floor area of 190 m² (around 2045 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (August 2020) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in September 2010 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Poor to Average, hot-water efficiency went from Poor to Average and lighting went from Good to Very Good; while roof efficiency dropped from Very Good to Good. The recommended improvements would lift it to C (score 72), a 2-band jump. Main heating runs on oil.
At 190 m² the property is well over the postcode median (68 m² across 5 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). 14 planning records sit against the property, 8 approved, 4 refused. Past consents include new windows, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Bridge Farm House
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearbyA planning decision worth checking
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Bridge Farm House's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Aug 2020
EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
10.0 t/year
Occupancy
Rented
Certificate validity
Valid until 24 August 2030
Property Improvements
Changes detected from historical EPC data
Aug 2020from Sept 2010
EPC improved fromF36toE39
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
60%100%
More low energy lighting installed
Planning history
Applications and permits filed against Bridge Farm House, Reading Road, Arborfield, Reading, RG2 9HT, sourced from the PlanIt planning register.
A recent planning application at Bridge Farm House was refused — worth checking the council file.
14 applications on record at Bridge Farm House, Reading Road, Arborfield, Reading, RG2 9HT
1 live now13decisions2146documents9nearby
Flagged:Retrospective
- Jul 2001Change Of UseFullOutcome in report
Proposed change of use of barn to B1(a) office space.
- Documents
- 3 docs on file
- Reference
- 010613
- More recent applications — locked
- ApplicationMar 2026Decision
- AmendmentApr 2024Decision
+ 11 more applications in the report
Unlock Bridge Farm House, Reading Road, Arborfield, Reading, RG2 9HT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (13 on record)
- All 14 applications on this property in full, plus 9 notable nearby
- The 2146 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other Reading Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
Bridge Farm House is notably below the street on epc rating.
EPC Rating
39 (E)
Street avg 62 (D)
Floor Area
190 m²
Street avg 74 m²
CO₂ Emissions
10.0 t/year
Street avg 3.5 t/year
Habitable Rooms
8 rooms
Street avg 3 rooms
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.
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
Church Lane — bus stop.
Closest school
1.4 km
The Coombes Church of England Primary School. 6 schools nearby.
Nearest schools
- The Coombes Church of England Primary SchoolPrimary1.4km
- Shinfield St Mary's CofE Junior SchoolPrimary1.5km
- Shinfield Infant and Nursery SchoolPrimary1.7km
- Alder Grove Church of England Primary SchoolPrimary2.3km
Nearest stops
- Church LaneBus stop181m
- Walden AvenueBus stop530m
- Hall FarmBus stop645m
- Magpie and ParrotBus stop1.1km
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.
Road noise across the postcode
Modelled day and night-time noise levels around RG2 9HT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.0dB
Night-time· 23:00 – 07:00
40.8dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraEnd-Terrace HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£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
£652k
1 Appleton Way, Shinfield
RG2 9RN
3 bed
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Bridge Farm House is modelled from its 190 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9HT. 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. No sale is recorded for Bridge Farm House, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Bridge Farm House was lodged in August 2020 at band E and is valid until August 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 14 applications are matched to Bridge Farm House. 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 9HT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Bridge Farm House is in council tax band G. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Bridge Farm House, Reading Road, Arborfield, Reading, RG2 9HT. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 9HTSold prices, values and energy ratings for the postcode
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- Bridge Farm House, Reading Road, Arborfield, Reading valuationHow the estimate is built and what moves it
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