8 Buckthorn Close is a four-bedroom detached house in Wokingham (RG40 5YD). It has a recorded floor area of 182 m² (around 1959 sq ft), construction records dating it to 1983-1990 and council tax band G. The latest certificate (March 2015) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2013. Between certificates, roof efficiency went from Average to Good and lighting went from Good to Very Good; while wall efficiency dropped from Good to Poor. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from March 2015, so improvements made since then won't be reflected.
3 planning records sit against the property, 2 approved, 1 refused. Past consents include a garage conversion and an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £814,000 is 41.6% above the 2013 sale price. On a £-per-square-foot basis, the last sale (£294/sq ft) was about 15.1% above the typical sold price in the postcode. Last changed hands 13 years ago, in November 2013.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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8 Buckthorn Close's carbon output runs well above what efficient homes in the postcode produce.
This certificate is over 10 years old and is no longer valid.Expired 09 Mar 2025
Proposed part conversion of garage to habitable accommodation.
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.
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8 Buckthorn Close valuation sits well clear of the typical sold price in this postcode.
£814,000
Modelled from EPC, postcode comparables.
£575,000
Recorded with HM Land Registry.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Price per m² for 8 Buckthorn Close lags the street by a wide margin.
Price per m²
£3,159
Street avg £4,240
Floor Area
182 m²
Street avg 179 m²
Habitable Rooms
7 rooms
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
0.2 km

Daytime· 07:00 – 23:00
56.2dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heating controls changed
Roof insulation improved
More low energy lighting installed
Application for a certificate of lawfulness for the proposed part conversion of garage to create habitable accommodation to dwelling, including new side door.
8 November 2013Most recent
£575,000
Median price across the last 5 sales in RG40 5YD: £820,000 (2023–2017).

Street avg 8 rooms
CO₂ Emissions
7.3 t/year
Street avg 6.5 t/year
RG40 5YN
Hughes Road — bus stop.
Closest school
0.2 km
Keep Hatch Primary School. 21 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
47.8dB