Model valuation£417,0008 Busby Close
Local market context
Philadelphus, Icknield Road, Goring, Reading, RG8 0DL
3 sales on record
Property type
Detached
Habitable rooms
8
From EPC
Floor area
262 m²
2820 sq ft
Energy rating
C
Score 69
Tenure
Owner Occupied
About Philadelphus
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Philadelphus is a detached house in Goring, Reading, Reading (RG8 0DL). It has a recorded floor area of 262 m² (around 2820 sq ft) and construction records dating it to 1950-1966. The latest certificate (March 2021) shows a C (score 69), just inside the C band.
At 262 m² the property is well over the postcode median (80 m² across 5 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold March 2025 for £750,000. Across 1996–2025, sale prices on this property compounded at 6.4% per year.
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Everything you need to know about Philadelphus
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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.
Philadelphus's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Mar 2021EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
8.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 March 2031
Get a survey for this property
Level 2 HomeBuyer Report
Mid 20th centuryDetached HouseEPC C
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Planning history
Applications and permits filed against Philadelphus, Icknield Road, Goring, Reading, RG8 0DL, sourced from the PlanIt planning register.
Philadelphus 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.
Price for Philadelphus has grown more than fourfold since the 1996 starting point.
Current estimate
See how we calculated this£820,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.4% per year over 29 years.
Last sold (2025)
£750,000
Growth on file: 6.4% per year over 29 years.
Sales timeline
17 March 2025Most recent
£750,000
-8.0%over 3 years26 September 2021
£815,000
+552.0%over 25 years11 July 1996
£125,000
Median price across the last 3 sales in RG8 0DL: £305,000 (2024–2003).
Versus other Icknield Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Philadelphus runs comfortably ahead of the street norm.
EPC Rating
69 (C)
Street avg 70 (C)
Floor Area
262 m²
Street avg 89 m²
CO₂ Emissions
8.7 t/year
Street avg 3.3 t/year
Habitable Rooms
8 rooms
Street avg 5 rooms
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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.
£876k
1 Dean Wood Close, Woodcote
RG8 0PW
4 bed2 bath
£752k
1 Chiltern Gardens, Woodcote
RG8 0BU
2 bed2 bath
£742k
1 Cleeve Park Cottages, Icknield Road, Goring
RG8 0DJ
£742k
1 Ferne Close, Goring
RG8 0AR
3 bed1 bath
£665k
1 Birchen Close, Woodcote
RG8 0SW
4 bed2 bath
£601k
1 Deacon Field, South Stoke
RG8 0JQ
£600k
1 Chapel Close, South Stoke
RG8 0JW
£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
Scout Hut — bus stop.
Closest school
0.3 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 0DL 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 Philadelphus, Icknield Road, Goring, Reading, RG8 0DL. Each answer is also embedded as structured data for search engines.