Model valuation£417,0008 Busby Close
Local market context
22 Heron Shaw, Goring, Reading, RG8 0AU
1 planning record
Property type
Detached
Habitable rooms
8
From EPC
Floor area
136 m²
1464 sq ft
Energy rating
C
Score 70
Council tax
Band G
Tenure
Owner Occupied
About 22 Heron Shaw
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Heron Shaw is a detached house in Goring, Reading, Reading (RG8 0AU). It has a recorded floor area of 136 m² (around 1464 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (December 2013) shows a C (score 70). The recommended improvements would push it to B (score 81). The latest certificate is from December 2013, so improvements made since then won't be reflected.
It hasn't traded since August 2004, a hold of 22 years that's notably long for the area. Today's modelled estimate of £827,000 sits 114.8% above the 2004 sale of £385,000. On a £-per-square-foot basis, the last sale (£263/sq ft) was about 42.3% below the postcode norm. Its energy rating outperforms most of the postcode (better than 77% of similar EPCs). One historical planning record sits against the property in 2006.
Before you decide
Everything you need to know about 22 Heron Shaw
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.
22 Heron Shaw'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This certificate is over 10 years old and is no longer valid.Expired 12 Dec 2023
Current Certificate
Dec 2013EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 12 December 2023
Get a survey for this property
Level 3 Building Survey
Mid 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Planning history
Applications and permits filed against 22 Heron Shaw, Goring, Reading, RG8 0AU, sourced from the PlanIt planning register.
1 application on record at 22 Heron Shaw, Goring, Reading, RG8 0AU
1decisions1extensions7documents2nearby
- Jun 2006ExtensionOutcome in report
Extension: Single storey · Rear of property
Erection of single storey rear extension.
- Documents
- 7 docs on file
- Reference
- P06/W0485
Unlock 22 Heron Shaw, Goring, Reading, RG8 0AU'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 7 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.
22 Heron Shaw valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£827,000
Modelled from EPC, postcode comparables.
Last sold (2004)
£385,000
Recorded with HM Land Registry.
Sales timeline
19 August 2004Most recent
£385,000
Median price across the last 5 sales in RG8 0AU: £665,000 (2025–2024).
Nearby sales in RG8 0AU
1 Heron Shaw, Goring, Reading, RG8 0AU
Sold Oct 2025
£665,0008 Heron Shaw, Goring, Reading, RG8 0AU
Sold Nov 2024
£795,0003 Heron Shaw, Goring, Reading, RG8 0AU
Sold Sept 2024
£625,00010 Heron Shaw, Goring, Reading, RG8 0AU
Sold Apr 2024
£1,090,11120 Heron Shaw, Goring, Reading, RG8 0AU
Sold Mar 2024
£540,000
Versus other Heron Shaw homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 22 Heron Shaw runs well behind the street norm.
Price per m²
£2,831
Street avg £5,884
Floor Area
136 m²
Street avg 121 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
4.2 t/year
Street avg 5.8 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.
£876k
1 Dean Wood Close, Woodcote
RG8 0PW
4 bed2 bath
£752k
1 Chiltern Gardens, Woodcote
RG8 0BU
2 bed2 bath
£742k
1 Cleeve Park Cottages, Icknield Road, Goring
RG8 0DJ
£742k
1 Ferne Close, Goring
RG8 0AR
3 bed1 bath
£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
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 Mead — bus stop.
Closest school
0.2 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 0AU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.0dB
Night-time· 23:00 – 07:00
39.7dB
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 22 Heron Shaw, Goring, Reading, RG8 0AU. Each answer is also embedded as structured data for search engines.