Model valuation£417,0008 Busby Close
Local market context
1 Woodlands Cottages, School Road, Arborfield Cross, Reading, RG2 9NY
Estimated value
£475,000
- Since the 2019 sale (£405,000)+17%
Newest record on this page: January 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Floor area
110 m²
1184 sq ft
Energy rating
E
Score 49
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
£475,000
- Against its 2019 sale (£405,000)+17%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Woodlands Cottages is modelled from its 110 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9NY. 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
110 m² from the EPC lodged in January 2023
Sales of this home
2 sales recorded, the latest in 2019
Recent sales in RG2 9NY
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2019 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
1 Woodlands Cottages has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
20 March 2019Most recent
£405,000
+376.5%over 22 years13 June 1996
£85,000
What this page doesn't show
2 potential issues have already been flagged for 1 Woodlands Cottages, School Road, Arborfield Cross, Reading, RG2 9NY. 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 1 Woodlands Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Woodlands Cottages is a two-bedroom semi-detached house in Arborfield Cross, Reading, Reading (RG2 9NY). It has a recorded floor area of 110 m² (around 1184 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (January 2023) shows an E (score 49), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since December 2018. Between certificates, hot-water efficiency went from Poor to Good and lighting went from Good to Very Good. The recommended improvements would lift it to C (score 80), a 2-band jump. Period features are noted in the property record.
Across 1996–2019, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £475,000 is 17.3% above the 2019 sale price. 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count. Sold March 2019 for £405,000.
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
- Utility roomYes
Outside
- Private gardenYes
- GarageYes
Building
- Period featuresYes
Before you decide
Everything you need to know about 1 Woodlands 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.
1 Woodlands Cottages's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Jan 2023
EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 January 2033
Property Improvements
Changes detected from historical EPC data
Aug 2022from Dec 2018
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
PoorGood
Hot water efficiency improved
Low Energy Lighting
63%100%
More low energy lighting installed
Ventilation
NaturalMVHR
MVHR (mechanical ventilation with heat recovery) installed
Jan 2023from Aug 2022
Roof Insulation
PartialInsulated
Roof insulation improved
Ventilation
MVHRNatural
Ventilation system changed
Planning history
Applications and permits filed against 1 Woodlands Cottages, School Road, Arborfield Cross, Reading, RG2 9NY, sourced from the PlanIt planning register.
1 Woodlands Cottages 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.
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 SchoolPrimary45m
- Bohunt School WokinghamSecondary2.1km
- Shinfield St Mary's CofE Junior SchoolPrimary2.8km
- Farley Hill Primary SchoolPrimary2.8km
Nearest stops
- The SwanBus stop101m
- Sindlesham Road SouthBus stop351m
- British LegionBus stop441m
- Sindlesham Road NorthBus stop621m
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 9NY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.6dB
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 2 HomeBuyer Report
Early 20th centurySemi-Detached HouseEPC E
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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
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4 bed2 bath
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1 Bentley Drive, Arborfield
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4 bed2 bath
£703k
1 Austen Grove, Arborfield Green
RG2 9UP
4 bed2 bath
£756k
1 Bushell Way, Arborfield
RG2 9FQ
4 bed3 bath
£460k
1 Blackthorn, Shinfield
RG2 9GH
£501k
1 Bailey Mews, Shinfield
RG2 9RP
£449k
1 Bramshill Close, Arborfield
RG2 9PT
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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 1 Woodlands Cottages is modelled from its 110 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9NY. 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 Woodlands 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 Woodlands Cottages was lodged in January 2023 at band E and is valid until January 2033. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 1 Woodlands 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 9NY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Woodlands 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 1 Woodlands Cottages, School Road, Arborfield Cross, Reading, RG2 9NY. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG2 9NYSold prices, values and energy ratings for the postcode
- RG 2 property marketPrices, postcodes, schools and transport across the district
- 1 Woodlands Cottages, School Road, Arborfield Cross, Reading valuationHow the estimate is built and what moves it
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