Model valuation£417,0008 Busby Close
Local market context
East Lodge, Church Lane, Arborfield, Reading, RG2 9HX
Estimated value
£500,000
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
3
From EPC
Floor area
75 m²
807 sq ft
Energy rating
D
Score 56
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
£500,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for East Lodge is modelled from its 75 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
75 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.
East Lodge 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 East Lodge, 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
One time fee only - money back guarantee
About East Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
East Lodge is a detached house in Arborfield, Reading, Reading (RG2 9HX). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (October 2022) shows a D (score 56), a step below the typical UK home. The rating has held steady at D across 2 certificates since October 2012. The recommended improvements would lift it to A (score 102), a 3-band jump.
At 75 m² it sits well below the postcode median (108 m² across 8 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about East Lodge
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
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.2 t/year
Occupancy
Rented
Certificate validity
Valid until 17 October 2032
Planning history
Applications and permits filed against East Lodge, Church Lane, Arborfield, Reading, RG2 9HX, sourced from the PlanIt planning register.
East Lodge 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.
On floor area, East Lodge runs well behind the street norm.
EPC Rating
56 (D)
Street avg 57 (D)
Floor Area
75 m²
Street avg 121 m²
CO₂ Emissions
4.2 t/year
Street avg 5.9 t/year
Habitable Rooms
3 rooms
Street avg 6 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
Early 20th centuryDetached BungalowEPC 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.
£501k
1 Bailey Mews, Shinfield
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£523k
1 Baston Road, Arborfield Green
RG2 9ZW
£526k
1 Bronte Grove, Arborfield Green
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£460k
1 Blackthorn, Shinfield
RG2 9GH
£553k
1 Barker Close, Arborfield
RG2 9NQ
4 bed2 bath
£449k
1 Bramshill Close, Arborfield
RG2 9PT
£565k
1 Bentley Drive, Arborfield
RG2 9FH
4 bed2 bath
£566k
1 Biggs Lane, Arborfield
RG2 9LL
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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 East Lodge is modelled from its 75 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 East Lodge, 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 East Lodge 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 East Lodge. 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
- East Lodge 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 East Lodge, 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
- RG 2 property marketPrices, postcodes, schools and transport across the district
- East Lodge, Church Lane, Arborfield, Reading valuationHow the estimate is built and what moves it
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