Model valuation£417,0008 Busby Close
Local market context
8 Biggs Lane, Arborfield, Reading, RG2 9LL
1 planning record
Estimated value
£641,000
Newest record on this page: November 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
128 m²
1378 sq ft
Energy rating
C
Score 69
Council tax
Band F
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
£641,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Biggs Lane is modelled from its 128 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9LL. 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
128 m² from the EPC lodged in November 2022
Sales of this home
No sale recorded since 1995
Recent sales in RG2 9LL
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.
8 Biggs Lane 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 8 Biggs Lane, Arborfield, Reading, RG2 9LL. 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 8 Biggs Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Biggs Lane is a detached house in Arborfield, Reading, Reading (RG2 9LL). It has a recorded floor area of 128 m² (around 1378 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (November 2022) shows a C (score 69), just inside the C band. When first surveyed in April 2009 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Good to Very Good and lighting went from Average to Very Good; while wall efficiency dropped from Good to Average.
Its energy rating outperforms most of the postcode (better than 85% of similar EPCs). One historical planning record sits against the property in 2023.
Before you decide
Everything you need to know about 8 Biggs Lane
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.
Current Certificate(1 of 2)
Nov 2022
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Rented
Certificate validity
Valid until 7 November 2032
Property Improvements
Changes detected from historical EPC data
Nov 2022from Apr 2009
EPC improved fromD63toC69
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Biggs Lane, Arborfield, Reading, RG2 9LL, sourced from the PlanIt planning register.
1 application on record at 8 Biggs Lane, Arborfield, Reading, RG2 9LL
1decisions2documents9nearby
- Nov 2023Tree WorksTreesOutcome in report
Regulation 14(2) notification for works to protected tree(s) TPO 1445/2012, T17 T412 (T17 on TPO), Sycamore - initially Fell to ground Level, now down for clearing (unprotected) fallen trees adjacent to the TPO.
- Documents
- 2 docs on file
- Reference
- 232709
Unlock 8 Biggs Lane, Arborfield, Reading, RG2 9LL'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
- The 2 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Biggs Lane homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 8 Biggs Lane stands well clear of the street.
EPC Rating
69 (C)
Street avg 64 (D)
Floor Area
128 m²
Street avg 123 m²
CO₂ Emissions
3.9 t/year
Street avg 5.0 t/year
Habitable Rooms
5 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
0.3 km
Biggs Lane — bus stop.
Closest school
0.6 km
Bohunt School Wokingham. 6 schools nearby.
Nearest schools
- Bohunt School WokinghamSecondary624m
- The Coombes Church of England Primary SchoolPrimary1.6km
- Farley Hill Primary SchoolPrimary2.1km
- Gorse Ride Junior SchoolPrimary2.2km
Nearest stops
- Biggs LaneBus stop335m
- Biggs LaneBus stop347m
- Sheerlands RoadBus stop502m
- Sheerlands RoadBus stop537m
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 9LL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.0dB
Night-time· 23:00 – 07:00
37.2dB
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 C
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.
From £895 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£632k
1 Alexander Walk, Shinfield
RG2 9SQ
£652k
1 Appleton Way, Shinfield
RG2 9RN
3 bed
£653k
1 Bolton Drive, Shinfield
RG2 9RD
£659k
1 Ambler Drive, Arborfield Green
RG2 9TL
£661k
1 Aragon Crescent, Shinfield
RG2 9YH
£616k
1 Alder Grove, Shinfield
RG2 9RA
£616k
1 Blacksmiths Way, Arborfield Green
RG2 9QP
£598k
1 Allen Way, Shinfield
RG2 9RB
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 8 Biggs Lane is modelled from its 128 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 9LL. 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 8 Biggs Lane, 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 8 Biggs Lane was lodged in November 2022 at band C and is valid until November 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. 1 application is matched to 8 Biggs Lane. 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 9LL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Biggs Lane 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 8 Biggs Lane, Arborfield, Reading, RG2 9LL. 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 9LLSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 8 Biggs 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