Model valuation£417,0008 Busby Close
Local market context
Old Church Cottage, Church Lane, Arborfield, Reading, RG2 9HX
1 planning record
Estimated value
£695,000
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
7
From EPC
Floor area
140 m²
1507 sq ft
Energy rating
E
Score 54
Council tax
Band F
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
£695,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Old Church Cottage is modelled from its 140 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
140 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 | 1 application | 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.
Old Church 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 Old Church 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
One time fee only - money back guarantee
About Old Church Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Old Church Cottage is a detached house in Arborfield, Reading, Reading (RG2 9HX). It has a recorded floor area of 140 m² (around 1507 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (October 2022) shows an E (score 54), well below the UK norm with real room to improve. When first surveyed in January 2009 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Very Poor to Good and hot-water efficiency went from Average to Good. The recommended improvements would lift it to A (score 92), a 4-band jump.
At 140 m² the property is well over the postcode median (89 m² across 8 EPCs), placing it in the larger end of the local stock. One historical planning record sits against the property in 2015. The record references listed-building consent, which constrain future alterations.
Before you decide
Everything you need to know about Old Church 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
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Old Church Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Oct 2022
EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
7.1 t/year
Occupancy
Rented
Certificate validity
Valid until 12 October 2032
Property Improvements
Changes detected from historical EPC data
Oct 2012from Jan 2009
EPC improved fromF28toE43
Main Fuel
OilGas
Switched from oil to mains gas, reducing emissions and costs
Hot Water
AverageGood
Hot water efficiency improved
Oct 2022from Oct 2012
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
71%100%
More low energy lighting installed
Planning history
Applications and permits filed against Old Church Cottage, Church Lane, Arborfield, Reading, RG2 9HX, sourced from the PlanIt planning register.
Old Church Cottage has a listed-building consent on record — alterations to a listed property are tightly controlled.
1 application on record at Old Church Cottage, Church Lane, Arborfield, Reading, RG2 9HX
1decisions9nearby
Flagged:Listed building
- May 2015RenovationHeritageOutcome in report
Application for listed building consent for the replacement of existing steel crittal and painted timber framed single glazed windows with double glazed timber framed windows and doors plus external redecoration.
ListedNew Windows- Reference
- 150506
Unlock Old Church Cottage, Church Lane, Arborfield, Reading, RG2 9HX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 9 notable nearby
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Church Lane homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Old Church Cottage runs comfortably ahead of the street norm.
EPC Rating
54 (E)
Street avg 57 (D)
Floor Area
140 m²
Street avg 113 m²
CO₂ Emissions
7.1 t/year
Street avg 5.6 t/year
Habitable Rooms
7 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 3 Building Survey
Victorian-eraDetached 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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£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
£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
£756k
1 Bushell Way, Arborfield
RG2 9FQ
4 bed3 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 Old Church Cottage is modelled from its 140 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 Old Church 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 Old Church Cottage was lodged in October 2022 at band E and is valid until October 2032. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Old Church 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
- Old Church Cottage is in council tax band F. 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 Old Church Cottage, Church Lane, Arborfield, Reading, RG2 9HX. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
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
- Old Church Cottage, Church Lane, Arborfield, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales