Model valuation£417,0008 Busby Close
Local market context
2 Walnut Tree Cottages, Crays Pond, Reading, RG8 7QQ
1 planning record
Property type
Detached
Habitable rooms
7
From EPC
Floor area
173 m²
1862 sq ft
Energy rating
D
Score 66
Council tax
Band G
Tenure
Owner Occupied
About 2 Walnut Tree Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Walnut Tree Cottages is a detached house in Crays Pond, Reading, Reading (RG8 7QQ). It has a recorded floor area of 173 m² (around 1862 sq ft), construction records dating it to 1967-1975 and council tax band G. The latest certificate (May 2013) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from May 2013, so improvements made since then won't be reflected.
Across 1999–2020, sale prices on this property compounded at 6.2% per year. Most recent transfer: August 2020 at £1,075,000. One historical planning record sits against the property in 2023.
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Everything you need to know about 2 Walnut Tree Cottages
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 15 May 2023
Current Certificate
May 2013EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 15 May 2023
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Planning history
Applications and permits filed against 2 Walnut Tree Cottages, Crays Pond, Reading, RG8 7QQ, sourced from the PlanIt planning register.
1 application on record at 2 Walnut Tree Cottages, Crays Pond, Reading, RG8 7QQ
1decisions1extensions13documents1nearby
- Aug 2023AnnexFullOutcome in report
Alterations to existing garage/studio to form additional habitable ancillary residential accommodation, to include the provision of an external stair and alterations to the roof. (Amended plans received 21 August showing reduced size of roof lights and new dormer window design relocated on the building).
Extension- Documents
- 13 docs on file
- Reference
- P23/S2105/HH
Unlock 2 Walnut Tree Cottages, Crays Pond, Reading, RG8 7QQ's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 13 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.
2 Walnut Tree Cottages has more than tripled in price since its earliest registered sale in 1999.
Current estimate
See how we calculated this£1,129,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.2% per year over 21 years.
Last sold (2020)
£1,075,000
Growth on file: 6.2% per year over 21 years.
Sales timeline
20 August 2020Most recent
£1,075,000
+252.5%over 21 years16 August 1999
£305,000
Median price across the last 2 sales in RG8 7QQ: £625,000 (2023–1996).
Nearby sales in RG8 7QQ
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Start your researchSimilar properties nearby
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1 Beechwood Close, Goring Heath
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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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
52/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Goring Road — bus stop.
Closest school
1.6 km
Langtree School. 2 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 7QQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.2dB
Night-time· 23:00 – 07:00
40.4dB
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 2 Walnut Tree Cottages, Crays Pond, Reading, RG8 7QQ. Each answer is also embedded as structured data for search engines.