Model valuation£417,0008 Busby Close
Local market context
Hiberna, Farm Road, Goring, Reading, RG8 0AA
1 planning record
Property type
Detached
Habitable rooms
4
From EPC
Floor area
86 m²
926 sq ft
Energy rating
D
Score 62
Council tax
Band E
Tenure
Owner Occupied
About Hiberna
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Hiberna is a detached house in Goring, Reading, Reading (RG8 0AA). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (January 2020) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump.
At 86 m² it's 28.9% smaller than the typical home in the postcode (121 m² median across 3 EPCs). Across 2002–2020, sale prices on this property compounded at 3.2% per year. Today's modelled estimate of £656,000 is 19.3% above the 2020 sale price. Most recent transfer: December 2020 at £550,000. One historical planning record sits against the property in 2026.
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Everything you need to know about Hiberna
The true value, the hidden risks and the full sale history, in one report.
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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
Jan 2020EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 January 2030
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Level 2 HomeBuyer Report
Late 20th centuryDetached BungalowEPC D
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Planning history
Applications and permits filed against Hiberna, Farm Road, Goring, Reading, RG8 0AA, sourced from the PlanIt planning register.
1 application on record at Hiberna, Farm Road, Goring, Reading, RG8 0AA
1decisions1extensions12documents2nearby
- Mar 2026Loft ConversionFullOutcome in report
Proposed front porch, loft conversion to create an extra bedroom / ensuite, roof dormers and skylights.
ExtensionPorch- Documents
- 12 docs on file
- Reference
- P26/S0014/HH
Unlock Hiberna, Farm Road, Goring, Reading, RG8 0AA's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Current estimate
See how we calculated this£656,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.2% per year over 18 years.
Last sold (2020)
£550,000
Growth on file: 3.2% per year over 18 years.
Sales timeline
18 December 2020Most recent
£550,000
+77.4%over 18 years6 August 2002
£310,000
Median price across the last 3 sales in RG8 0AA: £425,000 (2021–2004).
Versus other Farm Road homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Hiberna is notably below the street on epc rating.
EPC Rating
62 (D)
Street avg 70 (C)
Floor Area
86 m²
Street avg 135 m²
CO₂ Emissions
4.1 t/year
Street avg 4.1 t/year
Habitable Rooms
4 rooms
Street avg 6 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£665k
1 Birchen Close, Woodcote
RG8 0SW
4 bed2 bath
£601k
1 Deacon Field, South Stoke
RG8 0JQ
£600k
1 Chapel Close, South Stoke
RG8 0JW
£589k
1 Croft Way, Woodcote
RG8 0RS
4 bed2 bath
£742k
1 Cleeve Park Cottages, Icknield Road, Goring
RG8 0DJ
£742k
1 Ferne Close, Goring
RG8 0AR
3 bed1 bath
£752k
1 Chiltern Gardens, Woodcote
RG8 0BU
2 bed2 bath
£542k
1 Elvendon Priory Cottages, Elvendon Road, Goring
RG8 0LR
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.
Rail-style transport is unusually close for this postcode.
Crime
52/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Lockstile Way — bus stop.
Closest school
0.6 km
Goring Church of England Aided Primary School. 3 schools nearby.
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 RG8 0AA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.3dB
Night-time· 23:00 – 07:00
39.1dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Hiberna, Farm Road, Goring, Reading, RG8 0AA. Each answer is also embedded as structured data for search engines.