Model valuation£417,0008 Busby Close
Local market context
9 Meadow Lane, Pangbourne, Reading, RG8 7ND
2 planning records
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
108 m²
1163 sq ft
Energy rating
C
Score 72
Council tax
Band D
Tenure
Freehold
About 9 Meadow Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Meadow Lane is a three-bedroom semi-detached house in Pangbourne, Reading, Reading (RG8 7ND). It has a recorded floor area of 108 m² (around 1163 sq ft), construction records dating it to 1930-1949 and council tax band D. Tenure is freehold. The latest certificate (January 2023) shows a C (score 72). When first surveyed in January 2016 the rating was F, the property has climbed 3 bands since. Between certificates, roof efficiency went from Good to Very Good, hot-water efficiency went from Very Poor to Good and main heating went from Average to Good. The recommended improvements would push it to B (score 87).
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £595,000 is 38.9% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£369/sq ft) was about 37.1% below the postcode norm. Last changed hands 10 years ago, in June 2016.
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
- Bathrooms1
- Open-plan layoutYes
Building
- TenureFreehold
- RefurbishedYes
Before you decide
Everything you need to know about 9 Meadow Lane
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 2)
Jan 2023
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 January 2033
Property Improvements
Changes detected from historical EPC data
Jan 2023from Jan 2016
EPC improved fromF38toC72
Heating Controls
Prog + StatFull Control
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Roof
GoodVery Good
Roof insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
75%100%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Early 20th centurySemi-Detached HouseFreeholdEPC CSolid (non-cavity) walls
Because the property 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 9 Meadow Lane, Pangbourne, Reading, RG8 7ND, sourced from the PlanIt planning register.
9 Meadow Lane has an approved single-storey rear extension on the planning record.
2 applications on record at 9 Meadow Lane, Pangbourne, Reading, RG8 7ND
2decisions2extensions6documents1nearby
- Oct 2016ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Single storey rear extension and removal of rear chimney
- Reference
- 16/02248/HOUSE
- More recent applications — locked
- ExtensionMar 2017Decision
Unlock 9 Meadow Lane, Pangbourne, Reading, RG8 7ND'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 6 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.
9 Meadow Lane valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£595,000
Modelled from EPC, postcode comparables.
Last sold (2016)
£428,500
Recorded with HM Land Registry.
Sales timeline
9 June 2016Most recent
£428,500
Median price across the last 5 sales in RG8 7ND: £320,000 (2023–1998).
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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.
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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
0.2 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 7ND from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.0dB
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 9 Meadow Lane, Pangbourne, Reading, RG8 7ND. Each answer is also embedded as structured data for search engines.