Model valuation£417,0008 Busby Close
Local market context
8 Larch Close, Burghfield, Reading, RG30 3SH
1 planning record
Estimated value
£390,000
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
108 m²
1163 sq ft
Energy rating
D
Score 61
Council tax
Band D
Tenure
Private Rental
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
£390,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Larch Close is modelled from its 108 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG30 3SH. 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
108 m² from the EPC lodged in May 2025
Sales of this home
No sale recorded since 1995
Recent sales in RG30 3SH
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | 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.
8 Larch Close has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
What this page doesn't show
1 potential issue has already been flagged for 8 Larch Close, Burghfield, Reading, RG30 3SH. The detail, evidence and what to ask about it are in the Risks 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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About 8 Larch Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Larch Close is a semi-detached house in Burghfield, Reading, Reading (RG30 3SH). It has a recorded floor area of 108 m² (around 1163 sq ft), construction records dating it to 1991-1995 and council tax band D. The latest certificate (May 2025) shows a D (score 61), on the cusp of jumping into the C band. Earlier certificates rated it C (April 2009); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Good to Very Poor. The recommended improvements would lift it to B (score 86), a 2-band jump.
One planning record on file: an extension approved in 2013. Past consents include an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs).
Before you decide
Everything you need to know about 8 Larch Close
The true value, the hidden risks and the full sale history, in one report.
Larger 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 3)
May 2025
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Good
CO2 Emissions
4.3 t/year
Occupancy
Rented
Certificate validity
Valid until 8 May 2035
Property Improvements
Changes detected from historical EPC data
Apr 2019from Apr 2009
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
0%100%
More low energy lighting installed
May 2025from Apr 2019
EPC improved fromC73toD61
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
Main (No Stat)Immersion
Hot water system changed
Planning history
Applications and permits filed against 8 Larch Close, Burghfield, Reading, RG30 3SH, sourced from the PlanIt planning register.
1 application on record at 8 Larch Close, Burghfield, Reading, RG30 3SH
1decisions1extensions15documents2nearby
- Jun 2013ExtensionFullOutcome in report
Demolition of faulty extension and replacement with new larger extension
- Documents
- 15 docs on file
- Reference
- 13/00805/HOUSE
Unlock 8 Larch Close, Burghfield, Reading, RG30 3SH'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 2 notable nearby
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Larch Close homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Larch Close is notably below the street on epc rating.
EPC Rating
61 (D)
Street avg 72 (C)
Floor Area
108 m²
Street avg 108 m²
CO₂ Emissions
4.3 t/year
Street avg 3.3 t/year
Habitable Rooms
4 rooms
Street avg 4 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
356/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Chestnut Drive — bus stop.
Closest school
0.7 km
Garland Junior School. 5 schools nearby.
Nearest schools
- Garland Junior SchoolPrimary675m
- Burghfield St Mary's C.E. Primary SchoolPrimary1.1km
- Mrs Bland's Infant SchoolPrimary1.2km
- The Willink SchoolSecondary1.4km
Nearest stops
- Chestnut DriveBus stop61m
- Elm DriveBus stop351m
- Coltsfoot CloseBus stop482m
- Coltsfoot CloseBus stop484m
Most reported crime locally
- Violence & Sexual Offences2,080 reports42%
- Anti-social Behaviour603 reports12%
- Other Theft384 reports8%
- Public Order384 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 RG30 3SH 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
37.8dB
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
Late 20th centurySemi-Detached HouseEPC D
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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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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 8 Larch Close is modelled from its 108 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG30 3SH. 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. No sale is recorded for 8 Larch Close, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 8 Larch Close was lodged in May 2025 at band D and is valid until May 2035. 3 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 8 Larch Close. 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 RG30 3SH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Larch Close 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 8 Larch Close, Burghfield, Reading, RG30 3SH. Each answer is also embedded as structured data for search engines.
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- Every home in RG30 3SHSold prices, values and energy ratings for the postcode
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