Model valuation£417,0008 Busby Close
Local market context
7 Horseshoe Road, Pangbourne, Reading, RG8 7JQ
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
87 m²
936 sq ft
Energy rating
D
Score 64
Council tax
Band D
Tenure
Owner Occupied
About 7 Horseshoe Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
7 Horseshoe Road is a mid-terrace house in Pangbourne, Reading, Reading (RG8 7JQ). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (July 2021) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 88), a 2-band jump.
At 87 m² it sits well below the postcode median (130 m² across 25 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £581,000 is 11.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£557/sq ft) was about 133.3% above the typical sold price in the postcode. Most recent transfer: September 2021 at £522,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 7 Horseshoe Road
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jul 2021EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 July 2031
Get a survey for this property
Level 3 Building Survey
Victorian-eraMid-Terrace 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 £1,085 · Includes VAT
Planning history
Applications and permits filed against 7 Horseshoe Road, Pangbourne, Reading, RG8 7JQ, sourced from the PlanIt planning register.
7 Horseshoe Road has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Current estimate
See how we calculated this£581,000
Modelled from EPC, postcode comparables.
Last sold (2021)
£522,000
Recorded with HM Land Registry.
Sales timeline
12 September 2021Most recent
£522,000
Median price across the last 5 sales in RG8 7JQ: £760,000 (2026–2021).
Nearby sales in RG8 7JQ
17 Horseshoe Road, Pangbourne, Reading, RG8 7JQ
Sold Apr 2026
£900,00022 Horseshoe Road, Pangbourne, Reading, RG8 7JQ
Sold Oct 2025
£760,0003 Horseshoe Road, Pangbourne, Reading, RG8 7JQ
Sold Mar 2025
£625,0008 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 price per m², 7 Horseshoe Road stands well clear of the street.
Price per m²
£6,000
Street avg £4,032
Floor Area
87 m²
Street avg 142 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
4.0 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.
£598k
1 Beechwood Close, Goring Heath
RG8 7SG
2 bed1 bath
£548k
1 Eastfield Lane, Whitchurch On Thames
RG8 7EJ
2 bed2 bath
£545k
1 Briars Close, Pangbourne
RG8 7LH
3 bed1 bath
£535k
1 Church Cottage, Whitchurch Hill
RG8 7NY
£534k
1 Bec Tithe, Whitchurch Hill
RG8 7NP
£534k
1 Garton End, Crays Pond
RG8 7QH
3 bed2 bath
£517k
1 Firhill Cottages, High Street, Whitchurch On Thames
RG8 7HQ
3 bed
£678k
1 Butlers Pond, Whitchurch Hill
RG8 7PF
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 7 Horseshoe Road, Pangbourne, Reading, RG8 7JQ. Each answer is also embedded as structured data for search engines.