Model valuation£417,0008 Busby Close
Local market context
The Garden House, Farm Road, Goring, Reading, RG8 0AA
Property type
Detached
Habitable rooms
6
From EPC
Floor area
121 m²
1302 sq ft
Energy rating
C
Score 76
Council tax
Band G
About The Garden House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Garden House is a detached house in Goring, Reading, Reading (RG8 0AA). It has a recorded floor area of 121 m² (around 1302 sq ft), construction records dating it to 2007 onwards and council tax band G. The latest certificate (June 2012) shows a C (score 76), near the top of the C band. The recommended improvements would push it to B (score 85). The latest certificate is from June 2012, so improvements made since then won't be reflected.
At 121 m² the property is well over the postcode median (86 m² across 3 EPCs), placing it in the larger end of the local stock.
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Everything you need to know about The Garden House
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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.
The Garden House's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 Jun 2022
Current Certificate
Jun 2012EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
2.5 t/year
Occupancy
—
Certificate validity
Expired on 16 June 2022
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21st centuryDetached HouseEPC C
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Planning history
Applications and permits filed against The Garden House, Farm Road, Goring, Reading, RG8 0AA, sourced from the PlanIt planning register.
The Garden House has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The Garden House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£684,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG8 0AA: £425,000 (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.
On epc rating, The Garden House stands well clear of the street.
EPC Rating
76 (C)
Street avg 66 (D)
Floor Area
121 m²
Street avg 123 m²
CO₂ Emissions
2.5 t/year
Street avg 4.7 t/year
Habitable Rooms
6 rooms
Street avg 5 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
£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
£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
£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 The Garden House, Farm Road, Goring, Reading, RG8 0AA. Each answer is also embedded as structured data for search engines.