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22 Horseshoe Road, Pangbourne, Reading, RG8 7JQ

6 sales on record2 planning records
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
135 m²
1453 sq ft
Energy rating
D
Score 67
Council tax
Band E
Tenure
Owner Occupied
Overview

About 22 Horseshoe Road

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

22 Horseshoe Road is a four-bedroom semi-detached house in Pangbourne, Reading, Reading (RG8 7JQ). It has a recorded floor area of 135 m² (around 1453 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (October 2023) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in April 2010 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good, lighting went from Poor to Very Good and main heating went from Average to Good; while roof efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 80). Period features are noted in the property record. The home occupies a cul-de-sac position.

A recent sale: £760,000 in October 2025. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 1996–2025, sale prices on this property compounded at 7.1% per year. On a £-per-square-foot basis, the last sale (£523/sq ft) was about 118.5% above the typical sold price in the postcode.

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

  • Bedrooms4
  • Bathrooms2
  • Dining roomYes

Outside

  • Private gardenYes
  • Cul-de-sacYes

Building

  • Period featuresYes
Before you decide

Everything you need to know about 22 Horseshoe Road

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.
Current Certificate(1 of 3)
Oct 2023

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Jan 2021from Apr 2010
EPC improved fromE41toF37
Hot Water
Main SystemMain (No Stat)

Hot water system changed

Low Energy Lighting
11%78%

More low energy lighting installed

Oct 2023from Jan 2021
EPC improved fromF37toD67
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Walls
Very PoorPoor

Wall insulation improved

Low Energy Lighting
78%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 22 Horseshoe Road, Pangbourne, Reading, RG8 7JQ, sourced from the PlanIt planning register.
  1. Feb 2024
    Loft ConversionConditions
    In report

    Extension: Single storey · Rear of property

    Application for Approval of Details Reserved by Condition 3 (Cladding) of planning permission 21/00430/HOUSE - Conversion of loft space including change from hipped roof to gabled, plus rear single storey extension

    Extension
    Documents
    4 docs on file
    Reference
    24/00082/COND
    View planning record
  2. Apr 2021
    Loft ConversionFull
    In report

    Extension: Single storey · Rear of property

    Conversion of loft space including change from hipped roof to gabled, plus rear single storey extension

    Extension
    Documents
    15 docs on file
    Reference
    21/00430/HOUSE
    View planning record
Before you offer

We flagged 1 thing worth checking at 22 Horseshoe Road

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.

22 Horseshoe Road has more than quadrupled in price since its earliest registered sale in 1996.

Current estimate

£727,000

Modelled from EPC, postcode comparables and a sale-price growth of 7.1% per year over 29 years.

See how we calculated this
Last sold (2025)

£760,000

Growth on file: 7.1% per year over 29 years.

Sales timeline

  1. 27 October 2025Most recent

    £760,000

    -3.8%over 1 year

  2. 24 April 2024

    £790,000

    +32.8%over 3 years

  3. 29 March 2021

    £595,000

    +77.6%over 10 years

  4. 19 January 2011

    £335,000

    +44.4%over 10 years

  5. 8 August 2000

    £232,000

    +125.2%over 4 years

  6. 16 July 1996

    £103,000

Median price across the last 5 sales in RG8 7JQ: £522,000 (2025–2019).

On the street

Versus other Horseshoe Road homes

Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 22 Horseshoe Road runs well behind the street norm.

Price per m²

£5,630

Street avg £3,922

Strongly above

Floor Area

135 m²

Street avg 140 m²

On par

Habitable Rooms

7 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

5.1 t/year

Street avg 5.9 t/year

On par
Before you decide

Everything you need to know about 22 Horseshoe Road

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.
£750k

1 Formosa Place, Pangbourne

RG8 7FY

4 bed2 bath
£765k

1 Bridle Road, Whitchurch Hill

RG8 7PR

4 bed1 bath
£901k

1 Duchess Close, Whitchurch On Thames

RG8 7EN

4 bed2 bath
£626k

1 Butlers Pond, Whitchurch Hill

RG8 7PF

3 bed
£555k

1 Briars Close, Pangbourne

RG8 7LH

3 bed1 bath
£542k

1 Garton End, Crays Pond

RG8 7QH

3 bed2 bath
£1m

1 Breedons Hill, Pangbourne

RG8 7AT

3 bed
£497k

1 Firhill Cottages, High Street, Whitchurch On Thames

RG8 7HQ

3 bed
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

0.1 km

Police Station — bus stop.

Closest school

0.4 km

Pangbourne Primary School. 8 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 7JQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG8 7JQ

Daytime· 07:00 – 23:00

48.9dB

Low
Night-time road noise heatmap for RG8 7JQ

Night-time· 23:00 – 07:00

40.5dB

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 Horseshoe Road, Pangbourne, Reading, RG8 7JQ. Each answer is also embedded as structured data for search engines.