The Old Bakery, Church Street, Upton Grey, Basingstoke, RG25 2RA
About The Old Bakery
The Old Bakery is a three-bedroom detached house in Upton Grey, Basingstoke, Basingstoke (RG25 2RA). It has a recorded floor area of 177 m² (around 1905 sq ft) and construction records dating it to before 1900. The latest certificate (August 2021) shows an F (score 26), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since July 2010. Between certificates, roof efficiency went from Very Poor to Average and lighting went from Very Poor to Good. The recommended improvements would lift it to C (score 78), a 3-band jump. Main heating runs on oil.
At 177 m² the property is well over the postcode median (88 m² across 7 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). Last sale on file: £875,000 in April 2022. Across the public record there are 6 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include new windows, meaningful when judging how the property has evolved. Across 1997–2022, sale prices on this property compounded at 4.8% per year.
Know exactly what you're buying at The Old Bakery
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
- Bathrooms2
- Dining roomYes
- Utility roomYes
- StudyYes
Outside
- Private gardenYes
Energy performance
The Old Bakery's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Roof insulation improved
More low energy lighting installed
Planning history
The Old Bakery has been through 4 approved planning applications — a well-evolved property.
- Apr 2024RenovationFullIn report
Removal of existing brick wall, steps and garden terraces and construction of new retaining wall with metal railings at top and steps to create enlarged patio area.
- Documents
- 15 docs on file
- Reference
- 24/00412/HSE
- Feb 2024RenovationHeritageIn report
Erection of a stud wall and associated internal works. Removal of external landscaped terraces, construction of new retaining wall, relocation of existing steps and repointing of existing outbuilding and southern elevation to the main house.
- Documents
- 13 docs on file
- Reference
- 23/02476/LBC
We flagged 1 thing worth checking at The Old Bakery
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Latest sale on The Old Bakery was the highest on Land Registry record across the postcode.
£945,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.8% per year over 25 years.
£875,000
Growth on file: 4.8% per year over 25 years.
Sales timeline
13 April 2022Most recent
£875,000
+12.9%over 6 years30 July 2015
£775,000
+10.3%over 2 years9 June 2013
£702,500
+35.1%over 8 years24 March 2005
£520,000
-1.2%over 2 years30 May 2002
£526,250
+91.4%over 4 years21 August 1997
£275,000
Median price across the last 5 sales in RG25 2RA: £772,500 (2021–2015).
Nearby sales in RG25 2RA
Mead Cottage, Church Street, Upton Grey, Basingstoke, RG25 2RA
Sold Jun 2021
£870,0002 St Martins Row, Church Street, Upton Grey, Basingstoke, RG25 2RA
Sold Dec 2020
£772,500Church Cottage, Church Street, Upton Grey, Basingstoke, RG25 2RA
Sold Jul 2020
£435,000Thimble Cottage, Church Street, Upton Grey, Basingstoke, RG25 2RA
Sold Feb 2015
£225,000Willow Cottage, Church Street, Upton Grey, Basingstoke, RG25 2RA
Sold Dec 2012
£438,000
Everything we know about The Old Bakery, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Church Street homes
On years held, The Old Bakery runs well behind the street norm.
Price per m²
£4,944
Street avg £7,286
Floor Area
177 m²
Street avg 142 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
16.0 t/year
Street avg 9.9 t/year
Similar properties nearby
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1 Chapel Close, Dummer
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1 Cold Harbour Cottages, Woods Lane, Cliddesden
RG25 2JG
1 Clump Cottages, Farleigh Lane, Dummer
RG25 2AF
1 Burydown Mead, North Waltham
RG25 2SX
1 Chapel Walk, Cliddesden
RG25 2NP
1 Axford Lodge Cottage, Axford
RG25 2DZ
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
6/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
The Hoddington Arms — bus stop.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
44.6dB
Night-time· 23:00 – 07:00
36.0dB