Model valuation£417,0008 Busby Close
Local market context
8 West Way, Goring, Reading, RG8 0BX
Property type
End terrace
Bedrooms
3
Bathroom
1
Floor area
85 m²
915 sq ft
Energy rating
D
Score 64
Council tax
Band D
Tenure
Freehold
About 8 West Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 West Way is a three-bedroom end-of-terrace house in Goring, Reading, Reading (RG8 0BX). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1950-1966 and council tax band D. Tenure is freehold. The latest certificate (December 2014) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in May 2011 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Poor to Average, hot-water efficiency went from Poor to Good and main heating went from Average to Good; while lighting dropped from Very Good to Good. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from December 2014, so improvements made since then won't be reflected.
Today's modelled estimate of £396,000 is 14.8% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£377/sq ft) was about 47.7% above the typical sold price in the postcode. Last sale on file: £345,000 in June 2024.
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
Building
- TenureFreehold
Before you decide
Everything you need to know about 8 West Way
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This certificate is over 10 years old and is no longer valid.Expired 09 Dec 2024
Current Certificate(1 of 2)
Dec 2014
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 9 December 2024
Property Improvements
Changes detected from historical EPC data
Dec 2014from May 2011
EPC improved fromE39toD64
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
91%50%
Low energy lighting percentage decreased
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Level 2 HomeBuyer Report
Mid 20th centuryEnd-Terrace HouseFreeholdEPC D
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Planning history
Applications and permits filed against 8 West Way, Goring, Reading, RG8 0BX, sourced from the PlanIt planning register.
8 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.
8 West Way valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£396,000
Modelled from EPC, postcode comparables.
Last sold (2024)
£345,000
Recorded with HM Land Registry.
Sales timeline
18 June 2024Most recent
£345,000
Median price across the last 5 sales in RG8 0BX: £445,000 (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.
Price per m²
£4,059
Street avg £4,072
Floor Area
85 m²
Street avg 96 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.9 t/year
Street avg 3.7 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.
£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
£379k
1 Behoes Cottages, Behoes Lane, Woodcote
RG8 0PS
2 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
£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 8 West Way, Goring, Reading, RG8 0BX. Each answer is also embedded as structured data for search engines.