Model valuation£417,0008 Busby Close
Local market context
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
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 118.7% above the typical sold price in the postcode.
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
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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.
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
Certificate validity
Valid until 2 October 2033
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
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Planning history
Applications and permits filed against 22 Horseshoe Road, Pangbourne, Reading, RG8 7JQ, sourced from the PlanIt planning register.
2 applications on record at 22 Horseshoe Road, Pangbourne, Reading, RG8 7JQ
2decisions2extensions19documents1nearby
- Apr 2021Loft ConversionFullOutcome 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
- More recent applications — locked
- Loft ConversionFeb 2024Decision
Unlock 22 Horseshoe Road, Pangbourne, Reading, RG8 7JQ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 1 notable nearby
- The 19 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.
22 Horseshoe Road has more than quadrupled in price since its earliest registered sale in 1996.
Current estimate
See how we calculated this£711,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.1% per year over 29 years.
Last sold (2025)
£760,000
Growth on file: 7.1% per year over 29 years.
Sales timeline
27 October 2025Most recent
£760,000
-3.8%over 1 year24 April 2024
£790,000
+32.8%over 3 years29 March 2021
£595,000
+77.6%over 10 years19 January 2011
£335,000
+44.4%over 10 years8 August 2000
£232,000
+125.2%over 4 years16 July 1996
£103,000
Median price across the last 5 sales in RG8 7JQ: £625,000 (2026–2019).
Nearby sales in RG8 7JQ
17 Horseshoe Road, Pangbourne, Reading, RG8 7JQ
Sold Apr 2026
£900,0003 Horseshoe Road, Pangbourne, Reading, RG8 7JQ
Sold Mar 2025
£625,0007 Horseshoe Road, Pangbourne, Reading, RG8 7JQ
Sold Sept 2021
£522,0008 Horseshoe Road, Pangbourne, Reading, RG8 7JQ
Sold Oct 2020
£430,00027 Horseshoe Road, Pangbourne, Reading, RG8 7JQ
Sold Sept 2019
£680,000
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 £4,050
Floor Area
135 m²
Street avg 140 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
5.1 t/year
Street avg 5.9 t/year
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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.
£750k
1 Formosa Place, Pangbourne
RG8 7FY
4 bed2 bath
£772k
1 Bridle Road, Whitchurch Hill
RG8 7PR
4 bed1 bath
£1.0m
1 Duchess Close, Whitchurch On Thames
RG8 7EN
4 bed2 bath
£678k
1 Butlers Pond, Whitchurch Hill
RG8 7PF
3 bed
£545k
1 Briars Close, Pangbourne
RG8 7LH
3 bed1 bath
£534k
1 Garton End, Crays Pond
RG8 7QH
3 bed2 bath
£517k
1 Firhill Cottages, High Street, Whitchurch On Thames
RG8 7HQ
3 bed
£1m
1 Breedons Hill, Pangbourne
RG8 7AT
3 bed
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
0.1 km
Police Station — bus stop.
Closest school
0.4 km
Pangbourne Primary School. 8 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 7JQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.9dB
Night-time· 23:00 – 07:00
40.5dB
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 22 Horseshoe Road, Pangbourne, Reading, RG8 7JQ. Each answer is also embedded as structured data for search engines.