Model valuation£417,0008 Busby Close
Local market context
98 Wood Lane, Sonning Common, Reading, RG4 9SL
2 planning records
Estimated value
£482,000
- Since the 2022 sale (£486,000)-1%
- Against RG4 9SL's recent median (£443,000)+9%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
78 m²
840 sq ft
Energy rating
D
Score 64
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
£482,000
- Against its 2022 sale (£486,000)-1%
- Against RG4 9SL's recent median (£443,000)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 98 Wood Lane is modelled from its 78 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG4 9SL. 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
78 m² from the EPC lodged in May 2022
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in RG4 9SL
5 sales, median £443,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
26 May 2022Most recent
£486,000
Median price across the last 5 sales in RG4 9SL: £443,000 (2025–2019).
Nearby sales in RG4 9SL
60 Wood Lane, Sonning Common, Reading, RG4 9SL
Sold Mar 2025
£430,00058 Wood Lane, Sonning Common, Reading, RG4 9SL
Sold Sept 2024
£475,00018 Wood Lane, Sonning Common, Reading, RG4 9SL
Sold Jun 2022
£420,00020 Wood Lane, Sonning Common, Reading, RG4 9SL
Sold Sept 2021
£443,00044a, Wood Lane, Sonning Common, Reading, RG4 9SL
Sold Sept 2019
£1,375,000
What this page doesn't show
1 potential issue has already been flagged for 98 Wood Lane, Sonning Common, Reading, RG4 9SL. 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
One time fee only - money back guarantee
About 98 Wood Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
98 Wood Lane is a three-bedroom semi-detached house in Sonning Common, Reading, Reading (RG4 9SL). It has a recorded floor area of 78 m² (around 840 sq ft) and construction records dating it to 1930-1949. The latest certificate (May 2022) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 84), a 2-band jump.
On a £-per-square-foot basis, the last sale (£579/sq ft) was about 69.8% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 0 refused. At 78 m² it's 15.2% smaller than the typical home in the postcode (92 m² median across 27 EPCs). Last sale on file: £486,000 in May 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms3
- Bathrooms1
Before you decide
Everything you need to know about 98 Wood Lane
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
May 2022EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 May 2032
Planning history
Applications and permits filed against 98 Wood Lane, Sonning Common, Reading, RG4 9SL, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
2 applications on record at 98 Wood Lane, Sonning Common, Reading, RG4 9SL
2decisions2extensions35documents6nearby
Flagged:Demolition
- Jan 2024DemolitionFullOutcome in report
Demolition of existing rear single storey lean-to and detached timber garage. Construction of replacement single storey rear extension, with two storey side extension plus construction of garden building containing a garden room, home office and storage room. (Dormer and gable roof omitted, width of rear extension altered to include party wall as shown on amended plans dated 01.12.23) (Preliminary Roost Assessment report received 01.12.23).
Extension- Documents
- 24 docs on file
- Reference
- P23/S1581/HH
- More recent applications — locked
- Loft ConversionJul 2024Decision
Unlock 98 Wood Lane, Sonning Common, Reading, RG4 9SL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 6 notable nearby
- The 35 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Wood Lane homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
98 Wood Lane outperforms the street on price per m² by a wide margin.
Price per m²
£6,231
Street avg £4,389
Floor Area
78 m²
Street avg 107 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
3.6 t/year
Street avg 5.1 t/year
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
134/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Post Office — bus stop.
Closest school
0.3 km
Sonning Common Primary School. 4 schools nearby.
Nearest schools
- Sonning Common Primary SchoolPrimary294m
- Maiden Erlegh Chiltern EdgeSecondary730m
- Kidmore End Church of England Primary SchoolPrimary1.3km
- Peppard Church of England Primary SchoolPrimary1.5km
Nearest stops
- Post OfficeBus stop32m
- Health CentreBus stop111m
- LibraryBus stop206m
- Kidmore End TurnBus stop320m
Most reported crime locally
- Violence & Sexual Offences740 reports34%
- Shoplifting372 reports17%
- Anti-social Behaviour210 reports10%
- Other Theft178 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 RG4 9SL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.0dB
Night-time· 23:00 – 07:00
39.5dB
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 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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1 Fords Cottages, Kennylands Road, Sonning Common
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1 Allwrights Cottages, Horsepond Road, Gallowstree Common
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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 98 Wood Lane is modelled from its 78 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG4 9SL. 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. 1 sale is recorded for 98 Wood Lane. 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 98 Wood Lane was lodged in May 2022 at band D and is valid until May 2032. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 98 Wood Lane. 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 16 months, which places each incident at an approximate point. The 4 schools and 30 stops listed are measured in a straight line from RG4 9SL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 98 Wood Lane, Sonning Common, Reading, RG4 9SL. Each answer is also embedded as structured data for search engines.
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- Every home in RG4 9SLSold prices, values and energy ratings for the postcode
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- 98 Wood Lane, Sonning Common, Reading valuationHow the estimate is built and what moves it
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