Model valuation£417,0008 Busby Close
Local market context
Vine Cottage, The Common, Silchester, Reading, RG7 2PH
1 planning record
Estimated value
£639,000
- Since the 2020 sale (£525,000)+22%
- Against RG7 2PH's recent median (£740,000)-14%
Newest record on this page: October 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
122 m²
1313 sq ft
Energy rating
E
Score 51
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
£639,000
- Against its 2020 sale (£525,000)+22%
- Against RG7 2PH's recent median (£740,000)-14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Vine Cottage is modelled from its 122 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 2PH. 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
122 m² from the EPC lodged in March 2016
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in RG7 2PH
5 sales, median £740,000 (2023–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2023 | 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.
Vine Cottage has more than doubled in price since the earliest registered sale in 1999.
Sales timeline
16 September 2020Most recent
£525,000
+147.6%over 21 years10 June 1999
£212,000
Median price across the last 5 sales in RG7 2PH: £740,000 (2023–2020).
Nearby sales in RG7 2PH
2 Lovegrove Gardens, The Common, Silchester, Reading, RG7 2PH
Sold Oct 2023
£782,500Cherrytree Cottage, The Common, Silchester, Reading, RG7 2PH
Sold Jun 2021
£895,000Fiveways, The Common, Silchester, Reading, RG7 2PH
Sold Jun 2021
£500,000Yew Tree Cottage, The Common, Silchester, Reading, RG7 2PH
Sold Apr 2021
£541,000Keepers Cottage, The Common, Silchester, Reading, RG7 2PH
Sold Aug 2020
£740,000
What this page doesn't show
1 potential issue has already been flagged for Vine Cottage, The Common, Silchester, Reading, RG7 2PH. 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 Vine Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Vine Cottage is a detached house in Silchester, Reading, Reading (RG7 2PH). It has a recorded floor area of 122 m² (around 1313 sq ft) and construction records dating it to before 1900. The latest certificate (March 2016) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to A (score 96), a 4-band jump. The latest certificate is from March 2016, so improvements made since then won't be reflected.
Across 1999–2020, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £639,000 is 21.7% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£400/sq ft) was about 45.6% above the typical sold price in the postcode. At 122 m² it's 17.6% smaller than the typical home in the postcode (148 m² median across 11 EPCs). Sold September 2020 for £525,000. One historical planning record sits against the property in 2021.
Before you decide
Everything you need to know about Vine Cottage
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.
Vine Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 03 Mar 2026
Current Certificate
Mar 2016EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
7.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 3 March 2026
Planning history
Applications and permits filed against Vine Cottage, The Common, Silchester, Reading, RG7 2PH, sourced from the PlanIt planning register.
1 application on record at Vine Cottage, The Common, Silchester, Reading, RG7 2PH
1decisions15documents2nearby
- Apr 2021OutbuildingFullOutcome in report
Erection of garden shed
- Documents
- 15 docs on file
- Reference
- 21/00603/HSE
Unlock Vine Cottage, The Common, Silchester, Reading, RG7 2PH'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 The Common homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m²
£4,303
Street avg £3,733
Floor Area
122 m²
Street avg 142 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
7.1 t/year
Street avg 6.9 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
150/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Calleva Arms — bus stop.
Closest school
0.3 km
Silchester Church of England Primary School. 4 schools nearby.
Nearest schools
- Silchester Church of England Primary SchoolPrimary298m
- Tadley Community Primary SchoolPrimary2.4km
- Bishopswood Junior SchoolPrimary2.7km
- Bishopswood Infant SchoolPrimary2.7km
Nearest stops
- Calleva ArmsBus stop204m
- Silchester CommonBus stop529m
- Hydes PlattBus stop542m
- Impstone RoadBus stop940m
Most reported crime locally
- Violence & Sexual Offences769 reports37%
- Anti-social Behaviour327 reports16%
- Criminal Damage & Arson233 reports11%
- Shoplifting167 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 RG7 2PH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.8dB
Night-time· 23:00 – 07:00
37.0dB
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 3 Building Survey
Victorian-eraDetached HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£637k
1 Jubilee Cottages, Church Road, Mortimer West End
RG7 2JA
3 bed2 bath
£683k
1 Flexditch, Silchester
RG7 2PT
4 bed2 bath
£590k
1 Hendeys Cottages, Summerlug, Mortimer Common
RG7 2JU
3 bed
£754k
1 Romans Field, Silchester
RG7 2QH
5 bed1 bath
£780k
1 Lovegrove Gardens, The Common, Silchester
RG7 2PH
4 bed
£466k
1 Birchtree Cottages, Kings Road, Silchester
RG7 2NT
2 bed1 bath
£450k
1 Inhams Way, Silchester
RG7 2QA
3 bed
£447k
1 Park View, Beech Hill Road, Beech Hill
RG7 2BA
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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 Vine Cottage is modelled from its 122 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 2PH. 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 Vine Cottage. 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 Vine Cottage was lodged in March 2016 at band E and expired in March 2026, so a new one is needed to sell or let. 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 Vine Cottage. 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 4 schools and 30 stops listed are measured in a straight line from RG7 2PH, 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 Vine Cottage, The Common, Silchester, Reading, RG7 2PH. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 2PHSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- Vine Cottage, The Common, Silchester, Reading valuationHow the estimate is built and what moves it
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