Model valuation£417,0008 Busby Close
Local market context
Badger Cottage, Church Lane, Arborfield, Reading, RG2 9HX
Estimated value
£581,000
Newest record on this page: October 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
117 m²
1259 sq ft
Energy rating
D
Score 62
Council tax
Band E
Tenure
Private 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
£581,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Badger Cottage is modelled from its 117 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9HX. 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
117 m² from the EPC lodged in October 2022
Sales of this home
No sale recorded since 1995
Recent sales in RG2 9HX
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 | None on this home | 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.
Badger Cottage 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
2 potential issues have already been flagged for Badger Cottage, Church Lane, Arborfield, Reading, RG2 9HX. 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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About Badger Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Badger Cottage is a detached house in Arborfield, Reading, Reading (RG2 9HX). It has a recorded floor area of 117 m² (around 1259 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (October 2022) shows a D (score 62), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2012. Between certificates, roof efficiency went from Average to Good, window efficiency went from Very Poor to Good and lighting went from Good to Very Good. The recommended improvements would lift it to A (score 97), a 3-band jump.
At 117 m² the property is well over the postcode median (89 m² across 8 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about Badger Cottage
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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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Oct 2022
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.0 t/year
Occupancy
Rented
Certificate validity
Valid until 19 October 2032
Property Improvements
Changes detected from historical EPC data
Oct 2022from Oct 2012
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
53%100%
More low energy lighting installed
Planning history
Applications and permits filed against Badger Cottage, Church Lane, Arborfield, Reading, RG2 9HX, sourced from the PlanIt planning register.
Badger Cottage 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.
Versus other Church Lane homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Badger Cottage outperforms the street on epc rating by a wide margin.
EPC Rating
62 (D)
Street avg 56 (D)
Floor Area
117 m²
Street avg 116 m²
CO₂ Emissions
5.0 t/year
Street avg 5.8 t/year
Habitable Rooms
6 rooms
Street avg 5 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
0.6 km
Church Lane — bus stop.
Closest school
1.6 km
Shinfield St Mary's CofE Junior School. 9 schools nearby.
Nearest schools
- Shinfield St Mary's CofE Junior SchoolPrimary1.6km
- The Coombes Church of England Primary SchoolPrimary1.7km
- Shinfield Infant and Nursery SchoolPrimary1.7km
- Hillside Primary SchoolPrimary2.3km
Nearest stops
- Church LaneBus stop592m
- Hall FarmBus stop654m
- Walden AvenueBus stop846m
- 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 9HX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.7dB
Night-time· 23:00 – 07:00
39.2dB
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 2 HomeBuyer Report
Mid 20th centuryDetached HouseEPC D
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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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£584k
1 Bland Way, Shinfield
RG2 9SL
£566k
1 Biggs Lane, Arborfield
RG2 9LL
£565k
1 Bentley Drive, Arborfield
RG2 9FH
4 bed2 bath
£598k
1 Allen Way, Shinfield
RG2 9RB
£553k
1 Barker Close, Arborfield
RG2 9NQ
4 bed2 bath
£616k
1 Alder Grove, Shinfield
RG2 9RA
£616k
1 Blacksmiths Way, Arborfield Green
RG2 9QP
£632k
1 Alexander Walk, Shinfield
RG2 9SQ
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Start your researchHow to read this page
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 Badger Cottage is modelled from its 117 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9HX. 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 Badger Cottage, 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 Badger Cottage was lodged in October 2022 at band D and is valid until October 2032. 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 Badger Cottage. 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 9 schools and 30 stops listed are measured in a straight line from RG2 9HX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Badger Cottage 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Badger Cottage, Church Lane, Arborfield, Reading, RG2 9HX. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 9HXSold prices, values and energy ratings for the postcode
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- Badger Cottage, Church Lane, Arborfield, Reading valuationHow the estimate is built and what moves it
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