Model valuation£417,0008 Busby Close
Local market context
2b, Springhill Road, Goring, Reading, RG8 0DB
Property type
Semi-detached
Floor Ground
Bedrooms
2
Bathroom
1
Floor area
57 m²
614 sq ft
Energy rating
C
Score 72
Council tax
Band C
Tenure
Owner Occupied
About 2b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2b is a two-bedroom semi-detached house in Goring, Reading, Reading (RG8 0DB). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to 1950-1966 and council tax band C. At 57 m² this is the smallest unit on EPC record across the building (57–66 m²). The latest certificate (September 2017) shows a C (score 72). When first surveyed in July 2009 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Poor to Good, window efficiency went from Very Poor to Good and hot-water efficiency went from Poor to Good.
Across 2009–2022, sale prices on this property compounded at 5.1% per year. On a £-per-square-foot basis, the last sale (£497/sq ft) was about 95.5% above the typical sold price in the postcode. Last sale on file: £305,000 in July 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
- Bedrooms2
- Bathrooms1
- Dining roomYes
- EnsuiteYes
- FireplaceYes
Outside
- Private gardenFront
- GarageYes
Before you decide
Everything you need to know about 2b
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.
Current Certificate(1 of 2)
Sept 2017
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 September 2027
Property Improvements
Changes detected from historical EPC data
Sept 2017from Jul 2009
EPC improved fromF38toC72
Hot Water
PoorGood
Hot water efficiency improved
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
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Level 2 HomeBuyer Report
Mid 20th centuryGround Floor FlatEPC C
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Planning history
Applications and permits filed against 2b, Springhill Road, Goring, Reading, RG8 0DB, sourced from the PlanIt planning register.
2b 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.
Latest sale on 2b was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£300,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.1% per year over 13 years.
Last sold (2022)
£305,000
Growth on file: 5.1% per year over 13 years.
Sales timeline
20 July 2022Most recent
£305,000
+88.9%over 12 years19 October 2009
£161,500
Median price across the last 5 sales in RG8 0DB: £225,000 (2022–2010).
Versus other Springhill Road homes
Four headline reads against 3 similar flats on this street, drawn from the latest EPC and Land Registry data.
2b outperforms the street on price per m² by a wide margin.
Price per m²
£5,351
Street avg £3,781
Floor Area
57 m²
Street avg 62 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.0 t/year
Street avg 2.3 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
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£752k
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1 Cross Keys Road, South Stoke
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3 bed1 bath
£455k
1 Baldons Close, Woodcote
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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
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 0DB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.0dB
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 2b, Springhill Road, Goring, Reading, RG8 0DB. Each answer is also embedded as structured data for search engines.