Model valuation£417,0008 Busby Close
Local market context
12a, Iceni Close, Goring, Reading, RG8 0AZ
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
75 m²
807 sq ft
Energy rating
C
Score 78
Council tax
Band D
Tenure
Owner Occupied
About 12a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12a is a two-bedroom semi-detached house in Goring, Reading, Reading (RG8 0AZ). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 2012 onwards and council tax band D. The latest certificate (February 2024) shows a C (score 78), near the top of the C band. Earlier certificates rated it B (January 2014); the latest reading is one band lower. Between certificates, window efficiency dropped from Very Good to Average. The recommended improvements would push it to B (score 91). The home occupies a corner plot.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer was August 2025 at £210,000 — fresh data. Across 2017–2025, sale prices on this property compounded at 2.1% per year. Today's modelled estimate of £285,000 is 35.7% above the 2025 sale price.
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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
- ParkingYes
- Corner plotYes
Before you decide
Everything you need to know about 12a
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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.
12a sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Feb 2024
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 February 2034
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Level 2 HomeBuyer Report
21st centurySemi-Detached HouseEPC C
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Planning history
Applications and permits filed against 12a, Iceni Close, Goring, Reading, RG8 0AZ, sourced from the PlanIt planning register.
12a 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.
Current estimate
See how we calculated this£285,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.1% per year over 8 years.
Last sold (2025)
£210,000
Growth on file: 2.1% per year over 8 years.
Sales timeline
28 August 2025Most recent
£210,000
+18.3%over 8 years30 July 2017
£177,500
Median price across the last 3 sales in RG8 0AZ: £250,000 (2023–2016).
Versus other Iceni Close homes
Three headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 12a runs well behind the street norm.
EPC Rating
78 (C)
Street avg 82 (B)
Floor Area
75 m²
Street avg 82 m²
CO₂ Emissions
1.8 t/year
Street avg 1.4 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.
£379k
1 Behoes Cottages, Behoes Lane, Woodcote
RG8 0PS
2 bed1 bath
£752k
1 Chiltern Gardens, Woodcote
RG8 0BU
2 bed2 bath
£397k
1 Cross Keys Road, South Stoke
RG8 0JU
3 bed1 bath
£455k
1 Baldons Close, Woodcote
RG8 0SQ
3 bed
£456k
1 Elvendon Road, Goring
RG8 0EA
3 bed1 bath
£478k
1 Cuddesdon Close, Woodcote
RG8 0SH
3 bed2 bath
1 Beckley Close, Woodcote
RG8 0SZ
2 bed
£742k
1 Ferne Close, Goring
RG8 0AR
3 bed1 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
52/mo
Falling year-on-year across the wider district.
Nearest stop
0.3 km
Scout Hut — 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 0AZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.8dB
Night-time· 23:00 – 07:00
37.8dB
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 12a, Iceni Close, Goring, Reading, RG8 0AZ. Each answer is also embedded as structured data for search engines.