Model valuation£417,0008 Busby Close
Local market context
2 West Way, Goring, Reading, RG8 0BX
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
90 m²
969 sq ft
Energy rating
D
Score 59
Council tax
Band D
Tenure
Private Rental
About 2 West Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 West Way is a three-bedroom mid-terrace house in Goring, Reading, Reading (RG8 0BX). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (February 2022) shows a D (score 59), a step below the typical UK home. When first surveyed in October 2008 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Poor to Good, hot-water efficiency went from Poor to Good and lighting went from Very Poor to Very Good; while wall efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 80).
Across 2018–2022, sale prices on this property compounded at 1.5% per year. On a £-per-square-foot basis, the last sale (£480/sq ft) was about 96.1% above the typical sold price in the postcode. Last sale on file: £465,000 in May 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms3
- Bathrooms1
Before you decide
Everything you need to know about 2 West Way
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.
Current Certificate(1 of 2)
Feb 2022
EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.8 t/year
Occupancy
Rented
Certificate validity
Valid until 4 February 2032
Property Improvements
Changes detected from historical EPC data
Feb 2022from Oct 2008
EPC improved fromE40toD59
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
0%100%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Mid 20th centuryMid-Terrace HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Planning history
Applications and permits filed against 2 West Way, Goring, Reading, RG8 0BX, sourced from the PlanIt planning register.
2 West Way 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 latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Current estimate
See how we calculated this£464,000
Modelled from EPC, postcode comparables and a sale-price growth of 1.5% per year over 4 years.
Last sold (2022)
£465,000
Growth on file: 1.5% per year over 4 years.
Sales timeline
31 May 2022Most recent
£465,000
+5.7%over 3 years27 September 2018
£440,000
Median price across the last 5 sales in RG8 0BX: £435,000 (2025–2021).
Nearby sales in RG8 0BX
Versus other West Way homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 2 West Way lags the street by a wide margin.
Price per m²
£5,167
Street avg £3,961
Floor Area
90 m²
Street avg 95 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.8 t/year
Street avg 3.6 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.
£456k
1 Elvendon Road, Goring
RG8 0EA
3 bed1 bath
£455k
1 Baldons Close, Woodcote
RG8 0SQ
3 bed
£478k
1 Cuddesdon Close, Woodcote
RG8 0SH
3 bed2 bath
£397k
1 Cross Keys Road, South Stoke
RG8 0JU
3 bed1 bath
£742k
1 Ferne Close, Goring
RG8 0AR
3 bed1 bath
£500k
1 Barr Pond Cottages, Ferry Road, South Stoke
RG8 0JP
4 bed2 bath
£379k
1 Behoes Cottages, Behoes Lane, Woodcote
RG8 0PS
2 bed1 bath
£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
0.0 km
Springhill Road — 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 0BX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.9dB
Night-time· 23:00 – 07:00
37.9dB
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 2 West Way, Goring, Reading, RG8 0BX. Each answer is also embedded as structured data for search engines.