Model valuation£417,0008 Busby Close
Local market context
2 Hermitage Cottages, Eastfield Lane, Goring Heath, Reading, RG8 7SU
Notable views2 planning records
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
130 m²
1399 sq ft
Energy rating
D
Score 63
Council tax
Band E
Tenure
Owner Occupied
About 2 Hermitage Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Hermitage Cottages is a four-bedroom semi-detached house in Goring Heath, Reading, Reading (RG8 7SU). It has a recorded floor area of 130 m² (around 1399 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (May 2023) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. Other recorded features include notable views and a self-contained annexe. Records show the property has been extended at some point in its history.
Held since October 2006 — that's 20 years off the open market, well above the local norm. Across 2001–2006, sale prices on this property compounded at 6.1% per year. Today's modelled estimate of £728,000 sits 82% above the 2006 sale of £399,950. 2 planning records sit against the property, 0 approved, 0 refused.
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
- FireplaceYes
Outside
- Private gardenSouth-east-facing
- Notable viewsYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 2 Hermitage Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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
May 2023EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 18 May 2033
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, 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 2 Hermitage Cottages, Eastfield Lane, Goring Heath, Reading, RG8 7SU, sourced from the PlanIt planning register.
2 Hermitage Cottages has 2 separate extension applications on the council record.
2 applications on record at 2 Hermitage Cottages, Eastfield Lane, Goring Heath, Reading, RG8 7SU
2decisions2extensions17documents1nearby
- Jul 2016ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of single storey rear extension.
- Documents
- 10 docs on file
- Reference
- P16/S1755/HH
- More recent applications — locked
- ConservatoryJun 2017Decision
Unlock 2 Hermitage Cottages, Eastfield Lane, Goring Heath, Reading, RG8 7SU'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 17 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Current estimate
See how we calculated this£728,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.1% per year over 5 years.
Last sold (2006)
£399,950
Growth on file: 6.1% per year over 5 years.
Sales timeline
26 October 2006Most recent
£399,950
+37.9%over 5 years8 May 2001
£290,000
Median price across the last 3 sales in RG8 7SU: £455,000 (2025–2006).
Nearby sales in RG8 7SU
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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
£1m
1 Breedons Hill, Pangbourne
RG8 7AT
3 bed
£517k
1 Firhill Cottages, High Street, Whitchurch On Thames
RG8 7HQ
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.
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
0.6 km
Bridle Path — bus stop.
Closest school
1.1 km
Langtree School. 3 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 7SU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.4dB
Night-time· 23:00 – 07:00
38.3dB
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 Hermitage Cottages, Eastfield Lane, Goring Heath, Reading, RG8 7SU. Each answer is also embedded as structured data for search engines.