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22 Breedons Hill, Pangbourne, Reading, RG8 7AT

3 planning records
Property type
Semi-detached
Bedrooms
3
Floor area
157 m²
1689 sq ft
Energy rating
C
Score 78
Council tax
Band G
Overview

About 22 Breedons Hill

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

22 Breedons Hill is a three-bedroom semi-detached house in Pangbourne, Reading, Reading (RG8 7AT). It has a recorded floor area of 157 m² (around 1689 sq ft), construction records dating it to 2007 onwards and council tax band G. The latest certificate (September 2008) shows a C (score 78), near the top of the C band. The latest certificate is from September 2008, so improvements made since then won't be reflected. Other recorded features include a balcony.

Untraded for 17 years, with the last transfer in July 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 157 m² it's 23.1% larger than the typical home in the postcode (128 m² median across 18 EPCs). Today's modelled estimate of £738,000 is 38.1% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£316/sq ft) was about 25% below the postcode norm. 3 planning records sit against the property, 1 approved, 0 refused.

Specifications

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
  • StudyYes

Outside

  • Private gardenYes
  • GarageYes
  • BalconyYes
Before you decide

Everything you need to know about 22 Breedons Hill

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
  • Beautiful Places, source of nearby scenic places
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

22 Breedons Hill's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 30 Sept 2018

EPC Rating

A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
3.2 t/year
Occupancy
—
Planning

Planning history

Applications and permits filed against 22 Breedons Hill, Pangbourne, Reading, RG8 7AT, sourced from the PlanIt planning register.
  1. Sept 2023
    Tree WorksTrees
    In report

    T1 - Atlas Cedar: Proposed crown lift together with a crown thin of 20%. As per photos providedT2 - Oak: Proposed crown reduction and removal of deadwood. As per photos providedT3 - Lime: Located immediately behind entrance wall, crown clean including removal of Mistletoe.

    Documents
    4 docs on file
    Reference
    23/01948/TPC
    View planning record
  2. Jun 2017
    Tree WorksTrees
    In report

    10 no. Conifers Tree - Back of garage block - Remove and replace if required

    Documents
    3 docs on file
    Reference
    17/01722/TPC
    View planning record
Before you offer

We flagged 1 thing worth checking at 22 Breedons Hill

Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.

  • Larger development activity nearby
£14.99

30-day money-back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.

Current estimate

£738,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2009)

£534,500

Recorded with HM Land Registry.

Sales timeline

  1. 29 July 2009Most recent

    £534,500

Median price across the last 5 sales in RG8 7AT: £665,000 (2024–2023).

On the street

Versus other Breedons Hill homes

Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.

22 Breedons Hill outperforms the street on years held by a wide margin.

Price per m²

£3,407

Street avg £5,444

Strongly below

Floor Area

157 m²

Street avg 175 m²

Above

CO₂ Emissions

3.2 t/year

Street avg 4.9 t/year

Below

Years Held

17 years

Street avg 6 years

Strongly above
Before you decide

Everything you need to know about 22 Breedons Hill

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
  • Beautiful Places, source of nearby scenic places
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£626k

1 Butlers Pond, Whitchurch Hill

RG8 7PF

3 bed
£555k

1 Briars Close, Pangbourne

RG8 7LH

3 bed1 bath
£1m

1 Breedons Hill, Pangbourne

RG8 7AT

3 bed
£542k

1 Garton End, Crays Pond

RG8 7QH

3 bed2 bath
£497k

1 Firhill Cottages, High Street, Whitchurch On Thames

RG8 7HQ

3 bed
£450k

1 Bridge Cottages, High Street, Whitchurch On Thames

RG8 7DE

3 bed1 bath
£750k

1 Formosa Place, Pangbourne

RG8 7FY

4 bed2 bath
£417k

1 Chiltern Walk, Pangbourne

RG8 7LE

3 bed1 bath
Area

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.
Full Reading report

Rail-style transport is unusually close for this postcode.

Crime

2/mo

Steady year-on-year across the wider district.

Nearest stop

0.2 km

Stokes View — bus stop.

Closest school

0.8 km

Pangbourne Primary School. 6 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG8 7AT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG8 7AT

Daytime· 07:00 – 23:00

48.7dB

Low
Night-time road noise heatmap for RG8 7AT

Night-time· 23:00 – 07:00

40.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Breedons Hill, Pangbourne, Reading, RG8 7AT. Each answer is also embedded as structured data for search engines.