Model valuation£417,0008 Busby Close
Local market context
Tacoma, Farm Road, Goring, Reading, RG8 0AA
3 planning records
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
86 m²
926 sq ft
Energy rating
D
Score 66
Council tax
Band E
Tenure
Owner Occupied
About Tacoma
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Tacoma is a semi-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 1930-1949 and council tax band E. The latest certificate (November 2013) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from November 2013, so improvements made since then won't be reflected.
Today's modelled estimate of £555,000 is 30.6% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£459/sq ft) was about 22.7% below the postcode norm. Last sold in January 2015, so it's been off the market for around 12 years. 3 planning records sit against the property, 0 approved, 0 refused. At 86 m² it's 28.9% smaller than the typical home in the postcode (121 m² median across 3 EPCs).
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Everything you need to know about Tacoma
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 06 Nov 2023
Current Certificate
Nov 2013EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 6 November 2023
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Early 20th centurySemi-Detached HouseEPC D
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Planning history
Applications and permits filed against Tacoma, Farm Road, Goring, Reading, RG8 0AA, sourced from the PlanIt planning register.
Tacoma has 2 separate extension applications on the council record.
3 applications on record at Tacoma, Farm Road, Goring, Reading, RG8 0AA
3decisions3extensions29documents2nearby
- Jan 2011PorchOutcome in report
Extension to front porch and erection of rear garden room.
Extension- Documents
- 7 docs on file
- Reference
- P10/W1839
- More recent applications — locked
- ExtensionMay 2024Decision
- ExtensionAug 2018Decision
Unlock Tacoma, Farm Road, Goring, Reading, RG8 0AA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 2 notable nearby
- The 29 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.
Current estimate
See how we calculated this£555,000
Modelled from EPC, postcode comparables.
Last sold (2015)
£425,000
Recorded with HM Land Registry.
Sales timeline
23 January 2015Most recent
£425,000
Median price across the last 4 sales in RG8 0AA: £430,000 (2021–2002).
Versus other Farm Road homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Tacoma lags the street by a wide margin.
EPC Rating
66 (D)
Street avg 69 (C)
Floor Area
86 m²
Street avg 135 m²
CO₂ Emissions
3.3 t/year
Street avg 4.4 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.
£542k
1 Elvendon Priory Cottages, Elvendon Road, Goring
RG8 0LR
£540k
1 Beech Farm Cottages, Beech Lane, Woodcote
RG8 0QB
£589k
1 Croft Way, Woodcote
RG8 0RS
4 bed2 bath
£515k
1 Ash Hurst, Goring
RG8 0DQ
£600k
1 Chapel Close, South Stoke
RG8 0JW
£601k
1 Deacon Field, South Stoke
RG8 0JQ
£511k
1 Emmens Close, Checkendon
RG8 0TU
£500k
1 Barr Pond Cottages, Ferry Road, South Stoke
RG8 0JP
4 bed2 bath
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 Tacoma, Farm Road, Goring, Reading, RG8 0AA. Each answer is also embedded as structured data for search engines.