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1 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX

2 planning records

Estimated value

£482,000

  • Since the 2019 sale (£420,000)+15%
  • Against RG2 9NX's recent median (£482,750)0%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
End terrace
Habitable rooms
3
From EPC
Floor area
77 m²
829 sq ft
Energy rating
D
Score 61
Council tax
Band D
Tenure
Owner Occupied
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Valuation

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

£482,000

  • Against its 2019 sale (£420,000)+15%
  • Against RG2 9NX's recent median (£482,750)0%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 1 School Cottages is modelled from its 77 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9NX. 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

    77 m² from the EPC lodged in September 2018

  • Sales of this home

    2 sales recorded, the latest in 2019

  • Recent sales in RG2 9NX

    5 sales, median £482,750 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

1 School Cottages has more than tripled in price since its earliest registered sale in 1999.

Sales timeline

  1. 31 January 2019Most recent

    £420,000

    +224.3%over 19 years

  2. 20 May 1999

    £129,500

Median price across the last 5 sales in RG2 9NX: £482,750 (2025–2020).

Risks

What this page doesn't show

2 potential issues have already been flagged for 1 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX. 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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Overview

About 1 School Cottages

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

1 School Cottages is an end-of-terrace house in Arborfield Cross, Reading, Reading (RG2 9NX). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (September 2018) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump.

2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1999–2019, sale prices on this property compounded at 6.2% per year. Today's modelled estimate of £482,000 is 14.8% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£507/sq ft) was about 24.5% above the typical sold price in the postcode. At 77 m² it's 24.5% smaller than the typical home in the postcode (102 m² median across 3 EPCs). Sold January 2019 for £420,000.

Before you decide

Everything you need to know about 1 School Cottages

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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
Sept 2018

EPC Rating

A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 26 September 2028

1 year remaining
Planning

Planning history

Applications and permits filed against 1 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX, sourced from the PlanIt planning register.

1 School Cottages has 2 separate extension applications on the council record.

2 applications on record at 1 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX

2decisions2extensions25documents9nearby
  1. Jun 2016
    ExtensionOutline
    Outcome in report

    Extension: Single storey · Rear of property

    Application for the prior approval of the erection of a single storey rear extension, which would extend beyond the rear wall of the original house by 6.0m for which the maximum height would be 3.95m and the height of the eaves 2.5m.

    Documents
    9 docs on file
    Reference
    161271
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 1 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 9 notable nearby
  • The 25 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other School Road homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

On habitable rooms, 1 School Cottages runs well behind the street norm.

EPC Rating

61 (D)

Street avg 64 (D)

Below

Floor Area

77 m²

Street avg 108 m²

Below

CO₂ Emissions

3.8 t/year

Street avg 4.2 t/year

Below

Habitable Rooms

3 rooms

Street avg 5 rooms

Strongly below
Area

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.
Full Reading report

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

0.1 km

The Swan — bus stop.

Closest school

0.0 km

The Coombes Church of England Primary School. 4 schools nearby.

Nearest schools

  • The Coombes Church of England Primary SchoolPrimary1m
  • Bohunt School WokinghamSecondary2.1km
  • Farley Hill Primary SchoolPrimary2.8km
  • Shinfield St Mary's CofE Junior SchoolPrimary2.8km

Nearest stops

  • The SwanBus stop86m
  • Sindlesham Road SouthBus stop395m
  • British LegionBus stop396m
  • Sindlesham Road NorthBus stop666m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG2 9NX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG2 9NX

Daytime· 07:00 – 23:00

46.7dB

Low
Night-time road noise heatmap for RG2 9NX

Night-time· 23:00 – 07:00

38.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraEnd-Terrace HouseEPC DPre-1919 buildSolid (non-cavity) walls

Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,020 · Includes VAT

Comparables

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

RG2 9RP

£460k

1 Blackthorn, Shinfield

RG2 9GH

£449k

1 Bramshill Close, Arborfield

RG2 9PT

£523k

1 Baston Road, Arborfield Green

RG2 9ZW

£526k

1 Bronte Grove, Arborfield Green

RG2 9UN

£553k

1 Barker Close, Arborfield

RG2 9NQ

4 bed2 bath
£565k

1 Bentley Drive, Arborfield

RG2 9FH

4 bed2 bath
£566k

1 Biggs Lane, Arborfield

RG2 9LL

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 1 School Cottages is modelled from its 77 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9NX. 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. 2 sales are recorded for 1 School Cottages. 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 1 School Cottages was lodged in September 2018 at band D and is valid until September 2028. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 1 School Cottages. 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 4 schools and 30 stops listed are measured in a straight line from RG2 9NX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
1 School Cottages is in council tax band D. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 1 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX. Each answer is also embedded as structured data for search engines.

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