Model valuation£417,0008 Busby Close
Local market context
3 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX
6 sales on record1 planning record
Estimated value
£445,000
- Since the 2025 sale (£445,000)0%
- Against RG2 9NX's recent median (£482,750)-8%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
62 m²
667 sq ft
Energy rating
D
Score 67
Council tax
Band D
Tenure
Owner Occupied
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
£445,000
- Against its 2025 sale (£445,000)0%
- Against RG2 9NX's recent median (£482,750)-8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 3 School Cottages is modelled from its 62 m² EPC floor area, its 6 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
62 m² from the EPC lodged in March 2025
Sales of this home
6 sales recorded, the latest in 2025
Recent sales in RG2 9NX
5 sales, median £482,750 (2024–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | 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.
3 School Cottages has more than tripled in price since its earliest registered sale in 2000.
Sales timeline
28 November 2025Most recent
£445,000
+17.1%over 5 years28 June 2020
£380,000
+10.1%over 2 years3 August 2017
£345,000
+38.0%over 4 years23 October 2012
£249,950
18 November 2005
£249,950
+81.8%over 5 years30 March 2000
£137,500
Median price across the last 5 sales in RG2 9NX: £482,750 (2024–2016).
Nearby sales in RG2 9NX
Oonegee, School Road, Arborfield Cross, Reading, RG2 9NX
Sold Dec 2024
£510,000Ebor Cottage, School Road, Arborfield Cross, Reading, RG2 9NX
Sold Aug 2023
£482,750Fairway House, School Road, Arborfield Cross, Reading, RG2 9NX
Sold Aug 2023
£950,0001 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX
Sold Jan 2019
£420,000Bridlewood, School Road, Arborfield Cross, Reading, RG2 9NX
Sold Oct 2016
£600,000
What this page doesn't show
2 potential issues have already been flagged for 3 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
One time fee only - money back guarantee
About 3 School Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
3 School Cottages is a two-bedroom semi-detached house in Arborfield Cross, Reading, Reading (RG2 9NX). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (March 2025) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2012. Between certificates, roof efficiency went from Very Poor to Good and lighting went from Poor to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 90), a 2-band jump.
It changed hands recently, sold November 2025 for £445,000. At 62 m² it sits well below the postcode median (102 m² across 3 EPCs), making it one of the more compact homes locally. 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count. One planning record on file: an extension approved in 2019. Past consents include an extension, meaningful when judging how the property has evolved. Across 2000–2025, sale prices on this property compounded at 4.7% per year. On a £-per-square-foot basis, the last sale (£667/sq ft) was about 66.8% above the typical sold price in the postcode.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Utility roomYes
Outside
- Private gardenYes
- GarageDouble
Building
- RefurbishedYes
Before you decide
Everything you need to know about 3 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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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)
Mar 2025
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 March 2035
Property Improvements
Changes detected from historical EPC data
Mar 2025from Apr 2012
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
18%100%
More low energy lighting installed
Planning history
Applications and permits filed against 3 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX, sourced from the PlanIt planning register.
3 School Cottages has an approved single-storey rear extension on the planning record.
1 application on record at 3 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX
1decisions1extensions18documents9nearby
- Feb 2019ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Householder application for proposed erection of a single storey rear extension with 2no roof lights to merge with existing outbuilding.
- Documents
- 18 docs on file
- Reference
- 183517
Unlock 3 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 (1 on record)
- All 1 application on this property in full, plus 9 notable nearby
- The 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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 epc rating, 3 School Cottages stands well clear of the street.
EPC Rating
67 (D)
Street avg 62 (D)
Floor Area
62 m²
Street avg 113 m²
CO₂ Emissions
2.6 t/year
Street avg 4.6 t/year
Habitable Rooms
3 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
0.1 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.
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· 07:00 – 23:00
46.7dB
Night-time· 23:00 – 07:00
38.3dB
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-eraSemi-Detached 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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Appleton Way, Shinfield
RG2 9RN
3 bed
£553k
1 Barker Close, Arborfield
RG2 9NQ
4 bed2 bath
£565k
1 Bentley Drive, Arborfield
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4 bed2 bath
£703k
1 Austen Grove, Arborfield Green
RG2 9UP
4 bed2 bath
£449k
1 Bramshill Close, Arborfield
RG2 9PT
£756k
1 Bushell Way, Arborfield
RG2 9FQ
4 bed3 bath
£460k
1 Blackthorn, Shinfield
RG2 9GH
£402k
1 Aphelion Way, Shinfield
RG2 9FR
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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 3 School Cottages is modelled from its 62 m² EPC floor area, its 6 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. 6 sales are recorded for 3 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 3 School Cottages was lodged in March 2025 at band D and is valid until March 2035. 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 3 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
- 3 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 3 School Cottages, School Road, Arborfield Cross, Reading, RG2 9NX. Each answer is also embedded as structured data for search engines.
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