Model valuation£417,0008 Busby Close
Local market context
9 Meadow Close, Goring, Reading, RG8 0AP
Extendable1 planning record
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
124 m²
1335 sq ft
Energy rating
D
Score 61
Council tax
Band F
About 9 Meadow Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Meadow Close is a four-bedroom detached house in Goring, Reading, Reading (RG8 0AP). It has a recorded floor area of 124 m² (around 1335 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (June 2016) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. The latest certificate is from June 2016, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy. The home occupies a corner plot and a cul-de-sac position.
Today's modelled estimate of £720,000 is 33.3% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£405/sq ft) was about 23.4% above the typical sold price in the postcode. Most recent transfer: December 2018 at £540,000. One historical planning record sits against the property in 2023.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms4
- Bathrooms2
- EnsuiteYes
Outside
- Private gardenYes
- Corner plotYes
- Cul-de-sacYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 9 Meadow Close
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This certificate is over 10 years old and is no longer valid.Expired 13 Jun 2026
Current Certificate
Jun 2016EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.9 t/year
Occupancy
—
Certificate validity
Expired on 13 June 2026
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Mid 20th centuryDetached HouseEPC D
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Planning history
Applications and permits filed against 9 Meadow Close, Goring, Reading, RG8 0AP, sourced from the PlanIt planning register.
1 application on record at 9 Meadow Close, Goring, Reading, RG8 0AP
1decisions9documents2nearby
- Sept 2023RenovationFullOutcome in report
Replacing tile hanging to gables and dormer with Cedral horizontal weatherboarding. Rendering brickwork walls at low level (excluding SW Elevation of Garage), relocating front door, changing rear doors to sliding/ folding doors, gravel driveway to the front.
- Documents
- 9 docs on file
- Reference
- P23/S2709/HH
Unlock 9 Meadow Close, Goring, Reading, RG8 0AP'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 9 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.
9 Meadow Close valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£720,000
Modelled from EPC, postcode comparables.
Last sold (2018)
£540,000
Recorded with HM Land Registry.
Sales timeline
17 December 2018Most recent
£540,000
Median price across the last 5 sales in RG8 0AP: £650,000 (2026–2013).
Nearby sales in RG8 0AP
4 Meadow Close, Goring, Reading, RG8 0AP
Sold Jan 2026
£787,50014 Meadow Close, Goring, Reading, RG8 0AP
Sold Nov 2024
£750,00011 Meadow Close, Goring, Reading, RG8 0AP
Sold Sept 2020
£650,0008 Meadow Close, Goring, Reading, RG8 0AP
Sold Nov 2015
£595,00015 Meadow Close, Goring, Reading, RG8 0AP
Sold Mar 2013
£440,000
Versus other Meadow Close homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m²
£4,355
Street avg £4,430
Floor Area
124 m²
Street avg 126 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
5.9 t/year
Street avg 5.3 t/year
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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
£876k
1 Dean Wood Close, Woodcote
RG8 0PW
4 bed2 bath
£589k
1 Croft Way, Woodcote
RG8 0RS
4 bed2 bath
£500k
1 Barr Pond Cottages, Ferry Road, South Stoke
RG8 0JP
4 bed2 bath
£742k
1 Ferne Close, Goring
RG8 0AR
3 bed1 bath
£478k
1 Cuddesdon Close, Woodcote
RG8 0SH
3 bed2 bath
£456k
1 Elvendon Road, Goring
RG8 0EA
3 bed1 bath
£455k
1 Baldons Close, Woodcote
RG8 0SQ
3 bed
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
0.2 km
Milldown Avenue — bus stop.
Closest school
0.5 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 0AP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.2dB
Night-time· 23:00 – 07:00
39.3dB
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 9 Meadow Close, Goring, Reading, RG8 0AP. Each answer is also embedded as structured data for search engines.