Model valuation£417,0008 Busby Close
Local market context
The Granary, Ferry Road, South Stoke, Reading, RG8 0JP
1 planning record
Property type
Detached
Habitable rooms
4
From EPC
Floor area
224 m²
2411 sq ft
Energy rating
D
Score 61
Council tax
Band F
Tenure
Owner Occupied
About The Granary
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Granary is a detached house in South Stoke, Reading, Reading (RG8 0JP). It has a recorded floor area of 224 m² (around 2411 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (April 2025) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 74).
At 224 m² the property is well over the postcode median (147 m² across 6 EPCs), placing it in the larger end of the local stock. One historical planning record sits against the property in 2008.
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Everything you need to know about The Granary
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.
The Granary's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Apr 2025EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
9.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 April 2035
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,495 · Includes VAT
Planning history
Applications and permits filed against The Granary, Ferry Road, South Stoke, Reading, RG8 0JP, sourced from the PlanIt planning register.
1 application on record at The Granary, Ferry Road, South Stoke, Reading, RG8 0JP
1decisions1extensions7documents2nearby
- Sept 2008ExtensionOutcome in report
Extension: Single storey · Rear of property
Single storey extension to rear of property. (As amended by drawing accompanying letter from applicant dated 20 August 2008).
- Documents
- 7 docs on file
- Reference
- P08/W0919
Unlock The Granary, Ferry Road, South Stoke, Reading, RG8 0JP's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The Granary has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£1,000,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG8 0JP: £475,000 (2021–2006).
Nearby sales in RG8 0JP
2 Barr Pond Cottages, Ferry Road, South Stoke, Reading, RG8 0JP
Sold Jun 2021
£475,000Moss Cottage, Ferry Road, South Stoke, Reading, RG8 0JP
Sold Dec 2012
£625,000College Farmhouse, Ferry Road, South Stoke, Reading, RG8 0JP
Sold Nov 2009
£875,0001 Barr Pond Cottages, Ferry Road, South Stoke, Reading, RG8 0JP
Sold May 2007
£200,000Cavendish Cottage, Ferry Road, South Stoke, Reading, RG8 0JP
Sold Jan 2006
£265,000
Versus other Ferry Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for The Granary runs comfortably ahead of the street norm.
EPC Rating
61 (D)
Street avg 55 (D)
Floor Area
224 m²
Street avg 142 m²
CO₂ Emissions
9.6 t/year
Street avg 7.7 t/year
Habitable Rooms
4 rooms
Street avg 7 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
52/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Ferry Road — bus stop.
Closest school
0.2 km
South Stoke Primary School. 2 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 0JP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.1dB
Night-time· 23:00 – 07:00
37.8dB
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 The Granary, Ferry Road, South Stoke, Reading, RG8 0JP. Each answer is also embedded as structured data for search engines.