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17 Lance Way, Arborfield Green, Reading, RG2 9YY

EPC B1 planning record

Estimated value

£699,000

  • Since the 2022 sale (£662,500)+6%
  • Against RG2 9YY's recent median (£510,000)+37%

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

Learn about this valuation
Property type
Detached
Bedrooms
4
Floor area
131 m²
1410 sq ft
Energy rating
B
Score 85
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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

£699,000

  • Against its 2022 sale (£662,500)+6%
  • Against RG2 9YY's recent median (£510,000)+37%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 17 Lance Way is modelled from its 131 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9YY. 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

    131 m² from the EPC lodged in July 2020

  • Sales of this home

    2 sales recorded, the latest in 2022

  • Recent sales in RG2 9YY

    5 sales, median £510,000 (2025–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 23 June 2022Most recent

    £662,500

    +11.3%over 1 year

  2. 20 August 2020

    £595,000

Median price across the last 5 sales in RG2 9YY: £510,000 (2025–2021).

Risks

What this page doesn't show

2 potential issues have already been flagged for 17 Lance Way, Arborfield Green, Reading, RG2 9YY. 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

Overview

About 17 Lance Way

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

17 Lance Way is a four-bedroom detached house in Arborfield Green, Reading, Reading (RG2 9YY). It has a recorded floor area of 131 m² (around 1410 sq ft). The latest certificate (July 2020) returns a high B (score 85), putting the home a stone's throw from an A rating. The recommended improvements would push it to A (score 93). Other recorded features include outbuildings. The home occupies a corner plot.

One planning record on file: an extension approved in 2023. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. At 131 m² it's 19.1% larger than the typical home in the postcode (110 m² median across 21 EPCs). Across 2020–2022, sale prices on this property compounded at 6% per year. Most recent transfer: June 2022 at £662,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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

  • Bedrooms4
  • Dining roomYes
  • CloakroomYes
  • EnsuiteYes

Outside

  • Private gardenYes
  • GarageYes
  • OutbuildingsYes
  • Corner plotYes
Before you decide

Everything you need to know about 17 Lance Way

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.
Current Certificate
Jul 2020

EPC Rating

A
B
B85
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Good
CO2 Emissions
1.6 t/year
Occupancy
—

Certificate validity

Valid until 28 July 2030

3 years remaining
Planning

Planning history

Applications and permits filed against 17 Lance Way, Arborfield Green, Reading, RG2 9YY, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

1 application on record at 17 Lance Way, Arborfield Green, Reading, RG2 9YY

1decisions1extensions15documents9nearby
Flagged:Demolition
  1. Sept 2023
    DemolitionFull
    Outcome in report

    Extension: Single storey · Rear of property

    Householder application for the proposed erection of a single storey rear extension following the demolition of existing conservatory.

    Extension
    Documents
    15 docs on file
    Reference
    231842
    Full record in report

Unlock 17 Lance Way, Arborfield Green, Reading, RG2 9YY'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 15 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Lance Way homes

Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.

17 Lance Way outperforms the street on price per m² by a wide margin.

Price per m²

£5,057

Street avg £4,618

Strongly above

Floor Area

131 m²

Street avg 111 m²

Strongly above

CO₂ Emissions

1.6 t/year

Street avg 1.5 t/year

On par

Years Held

4 years

Street avg 5 years

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

0.2 km

Sheerlands Road — bus stop.

Closest school

0.4 km

Bohunt School Wokingham. 5 schools nearby.

Nearest schools

  • Bohunt School WokinghamSecondary413m
  • Farley Hill Primary SchoolPrimary1.7km
  • The Coombes Church of England Primary SchoolPrimary1.7km
  • Gorse Ride Junior SchoolPrimary2.5km

Nearest stops

  • Sheerlands RoadBus stop168m
  • Rowcroft RoadBus stop178m
  • Sheerlands RoadBus stop199m
  • Faraday CloseBus stop384m

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 9YY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG2 9YY

Daytime· 07:00 – 23:00

48.6dB

Low
Night-time road noise heatmap for RG2 9YY

Night-time· 23:00 – 07:00

38.0dB

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

Detached HouseEPC BPermanent outbuildings

Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,155 · 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.
£703k

1 Austen Grove, Arborfield Green

RG2 9UP

4 bed2 bath
£756k

1 Bushell Way, Arborfield

RG2 9FQ

4 bed3 bath
£565k

1 Bentley Drive, Arborfield

RG2 9FH

4 bed2 bath
£553k

1 Barker Close, Arborfield

RG2 9NQ

4 bed2 bath
£724k

1 Arbery Way, Arborfield

RG2 9FG

5 bed3 bath
£652k

1 Appleton Way, Shinfield

RG2 9RN

3 bed

1 Arborfield Court, Swallowfield Road, Arborfield

RG2 9JU

4 bed2 bath
£708k

1 Brook Cottages, Hughes Green, Arborfield

RG2 9JE

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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 17 Lance Way is modelled from its 131 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9YY. 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 17 Lance Way. 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 17 Lance Way was lodged in July 2020 at band B and is valid until July 2030. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 17 Lance Way. 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 5 schools and 30 stops listed are measured in a straight line from RG2 9YY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 17 Lance Way, Arborfield Green, Reading, RG2 9YY. Each answer is also embedded as structured data for search engines.

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