Model valuation£417,0008 Busby Close
Local market context
Hall Farm House, Church Lane, Arborfield, Reading, RG2 9HX
Property type
Semi-detached
Habitable rooms
8
From EPC
Floor area
177 m²
1905 sq ft
Energy rating
E
Score 54
Tenure
Private Rental
About Hall Farm House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Hall Farm House is a semi-detached house in Arborfield, Reading, Reading (RG2 9HX). It has a recorded floor area of 177 m² (around 1905 sq ft) and construction records dating it to before 1900. The latest certificate (November 2022) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (November 2012); the latest reading is one band lower. The recommended improvements would lift it to A (score 92), a 4-band jump.
At 177 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 Hall 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 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.
Hall Farm House's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Nov 2022
EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
—
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
9.3 t/year
Occupancy
Rented
Certificate validity
Valid until 11 November 2032
Property Improvements
Changes detected from historical EPC data
Nov 2022from Nov 2012
EPC improved fromD58toE54
Main Fuel
GasCommunity
Changed to a more efficient fuel source
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Planning history
Applications and permits filed against Hall Farm House, Church Lane, Arborfield, Reading, RG2 9HX, sourced from the PlanIt planning register.
Hall Farm House 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Hall Farm House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£677,000
Modelled from EPC, postcode comparables.
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.
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 co₂ emissions, Hall Farm House runs well behind the street norm.
EPC Rating
54 (E)
Street avg 57 (D)
Floor Area
177 m²
Street avg 108 m²
CO₂ Emissions
9.3 t/year
Street avg 5.3 t/year
Habitable Rooms
8 rooms
Street avg 5 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£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
£703k
1 Austen Grove, Arborfield Green
RG2 9UP
4 bed2 bath
£708k
1 Brook Cottages, Hughes Green, Arborfield
RG2 9JE
£724k
1 Arbery Way, Arborfield
RG2 9FG
5 bed3 bath
£632k
1 Alexander Walk, Shinfield
RG2 9SQ
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.
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 4Common questions
The questions buyers, sellers and homeowners most often ask about Hall Farm House, Church Lane, Arborfield, Reading, RG2 9HX. Each answer is also embedded as structured data for search engines.