Model valuation£417,0008 Busby Close
Local market context
40a, Wallingford Road, Goring, Reading, RG8 0BG
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
64 m²
689 sq ft
Energy rating
D
Score 60
Council tax
Band D
Tenure
Owner Occupied
About 40a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
40a is a two-bedroom semi-detached house in Goring, Reading, Reading (RG8 0BG). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1991-1995 and council tax band D. The latest certificate (May 2016) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 86), a 2-band jump. Main heating runs on electricity. The latest certificate is from May 2016, so improvements made since then won't be reflected.
At 64 m² it sits well below the postcode median (135 m² across 9 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £392,000 is 13.6% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£501/sq ft) was about 91.8% above the typical sold price in the postcode. On the market in July 2016 and unlisted since — roughly 10 years.
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
Before you decide
Everything you need to know about 40a
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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This certificate is over 10 years old and is no longer valid.Expired 19 May 2026
Current Certificate
May 2016EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
5.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 19 May 2026
Get a survey for this property
Level 3 Building Survey
Late 20th centurySemi-Detached BungalowEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Planning history
Applications and permits filed against 40a, Wallingford Road, Goring, Reading, RG8 0BG, sourced from the PlanIt planning register.
40a 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£392,000
Modelled from EPC, postcode comparables.
Last sold (2016)
£345,000
Recorded with HM Land Registry.
Sales timeline
25 July 2016Most recent
£345,000
Median price across the last 5 sales in RG8 0BG: £558,000 (2024–2017).
Nearby sales in RG8 0BG
42 Wallingford Road, Goring, Reading, RG8 0BG
Sold Dec 2024
£558,00044a, Wallingford Road, Goring, Reading, RG8 0BG
Sold Apr 2022
£565,00040 Wallingford Road, Goring, Reading, RG8 0BG
Sold Mar 2022
£379,95040c, Wallingford Road, Goring, Reading, RG8 0BG
Sold Feb 2019
£350,00046 Wallingford Road, Goring, Reading, RG8 0BG
Sold Jul 2017
£600,000
Versus other Wallingford Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
40a outperforms the street on price per m² by a wide margin.
Price per m²
£5,391
Street avg £3,665
Floor Area
64 m²
Street avg 118 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
5.0 t/year
Street avg 4.3 t/year
Property research, connected
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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
£397k
1 Cross Keys Road, South Stoke
RG8 0JU
3 bed1 bath
£752k
1 Chiltern Gardens, Woodcote
RG8 0BU
2 bed2 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
£742k
1 Ferne Close, Goring
RG8 0AR
3 bed1 bath
1 Beckley Close, Woodcote
RG8 0SZ
2 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
0.1 km
Elvendon Road — bus stop.
Closest school
0.1 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 0BG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.9dB
Night-time· 23:00 – 07:00
38.3dB
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 40a, Wallingford Road, Goring, Reading, RG8 0BG. Each answer is also embedded as structured data for search engines.