1 Coach House Cottages, Reading Road, Pangbourne, Reading, RG8 7HS

1 Coach House Cottages is a two-bedroom semi-detached house in Pangbourne, Reading, Reading (RG8 7HS). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to before 1900 and council tax band C. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Period features are noted in the property record. The latest certificate (February 2019) shows an F (score 31), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since April 2010. Between certificates, wall efficiency went from Very Poor to Poor and main heating went from Poor to Average; while roof efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 85), a 4-band jump. Main heating runs on electricity.

At 81 m² the property is well over the postcode median (45 m² across 19 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1995–2022, sale prices on this property compounded at 5.4% per year. Today's modelled estimate of £282,000 is 29.7% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£249/sq ft) was about 27.4% above the typical sold price in the postcode. Most recent transfer: June 2022 at £217,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.