What kind of home is The Garden House, Sulham Lane, RG8 8DT?

The Garden House, Sulham Lane, RG8 8DT is a 5-bedroom detached house.

When did The Garden House, Sulham Lane, RG8 8DT last change hands?

The Garden House, Sulham Lane, RG8 8DT last sold for £2,425,000 in July 2023, around 3 years ago. Before that, it sold for £600,000 in May 1999, so prices have been rising over 24 years on record. Source: HM Land Registry.

Has The Garden House, Sulham Lane, RG8 8DT appreciated in value?

Across 2 sales between May 1999 and July 2023, The Garden House, Sulham Lane, RG8 8DT rose from £600,000 to £2,425,000, a change of £1,825,000. That works out to roughly +5.9% per year compounded over 24 years. Source: HM Land Registry.

What energy rating does The Garden House, Sulham Lane, RG8 8DT have?

The current EPC rating for The Garden House, Sulham Lane, RG8 8DT is F with a score of 36 out of 100, lodged in September 2022. It has improved from a G recorded in January 2016. The assessor estimates the property could reach a D. Source: EPC Register.

How big is The Garden House, Sulham Lane, RG8 8DT?

The Garden House, Sulham Lane, RG8 8DT has a recorded floor area of 340 m² (3,660 sq ft), around 68 m² per bedroom. Source: EPC Register.

What heating system does The Garden House, Sulham Lane, RG8 8DT use?

The latest EPC at The Garden House, Sulham Lane, RG8 8DT records oil as the main heating fuel. Source: EPC Register.

Are there any planning records for The Garden House, Sulham Lane, RG8 8DT?

The Garden House, Sulham Lane, RG8 8DT has 1 planning record on file (1 approved), most recent in February 2016. Source: PlanIt planning register.

What is the council tax band for The Garden House, Sulham Lane, RG8 8DT?

The Garden House, Sulham Lane, RG8 8DT is in council tax band G. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Which area is The Garden House, Sulham Lane, RG8 8DT in?

The Garden House, Sulham Lane, RG8 8DT sits in Sulham, Reading, Reading. It falls within the RG8 postcode district.

How safe is the area around The Garden House, Sulham Lane, RG8 8DT?

Police records around The Garden House, Sulham Lane, RG8 8DT show an average of 52 reported crimes per month over the last 14 months. Violent crime makes up roughly 37% of reports, the most common category. The overall trend is falling (16% versus the prior period). Source: Police UK.

What schools are near The Garden House, Sulham Lane, RG8 8DT?

The closest primary school to The Garden House, Sulham Lane, RG8 8DT is Pangbourne Primary School (426m), one of 8 primaries within walking distance. The closest secondary is Denefield School (1.5km), with 2 secondaries in the surrounding area.

What transport links are near The Garden House, Sulham Lane, RG8 8DT?

The closest bus stop to The Garden House, Sulham Lane, RG8 8DT is Primary School, 418m away. The nearest rail option is Pangbourne Rail Station, 1.3km away.

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The Garden House, Sulham Lane, Sulham, Reading, RG8 8DT

Swimming pool1 planning record

Property type

Detached

Bedrooms

Bathrooms

Floor area

340 m²

3660 sq ft

Energy rating

Score 36

Council tax

Band G

Tenure

Owner Occupied

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Overview

About The Garden House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

The Garden House is a five-bedroom detached house in Sulham, Reading, Reading (RG8 8DT). It has a recorded floor area of 340 m² (around 3660 sq ft), construction records dating it to before 1900 and council tax band G. There is a swimming pool on the plot, uncommon for the area. Other recorded features include a self-contained annexe. Period features are noted in the property record. The latest certificate (September 2022) shows an F (score 36), near the bottom of the EPC scale. When first surveyed in January 2016 the rating was G, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good. The recommended improvements would lift it to D (score 68), a 2-band jump. Main heating runs on oil.

Across 1999–2023, sale prices on this property compounded at 5.9% per year. Today's modelled estimate of £2,047,000 is 15.6% below the 2023 sale of £2,425,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. Last sale on file: £2,425,000 in July 2023. One historical planning record sits against the property in 2016.

Specifications

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

Bedrooms5
Bathrooms4
StudyYes
FireplaceYes

Outside

Private gardenYes
ParkingOff road
Swimming poolYes

Building

Period featuresYes
RefurbishedYes

Before you decide

Everything you need to know about The Garden House

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearbyEnvironmental risk flagged

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Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

The Garden House's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 3)

Sept 2022

EPC Rating

F36

Main Heating

Gas

Main Fuel

Oil

Hot Water

Average

Windows

Poor

CO2 Emissions

20.3 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 10 September 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

Jan 2016from Jan 2016

EPC improved fromG18toF30

Low Energy Lighting

50%93%

More low energy lighting installed

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseEPC FPre-1919 buildDetached over 300m²Extended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls

Because the property was built before 1919, is a large detached home over 300m², and has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,945 · Includes VAT

Planning

Planning history

Applications and permits filed against The Garden House, Sulham Lane, Sulham, Reading, RG8 8DT, sourced from the PlanIt planning register.

1 application on record at The Garden House, Sulham Lane, Sulham, Reading, RG8 8DT

1decisions9documents6nearby

Feb 2016
RenovationAmendment
Outcome in report
Joining one building to another to create 10.5 sq.m additional covered area. Construction of one wall, roof and removal of door
Documents
9 docs on file
Reference
15/03269/CERTE
Full record in report

Unlock The Garden House, Sulham Lane, Sulham, Reading, RG8 8DT's full planning history

You're seeing the shape of it. The report has the substance.

Every decision — granted, refused or withdrawn (1 on record)
All 1 application on this property in full, plus 6 notable nearby
The 9 documents, officer reports & conditions
What the pattern means for extending or converting here

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Price for The Garden House has grown more than fourfold since the 1999 starting point.

Current estimate

£2,047,000

Modelled from EPC, postcode comparables and a sale-price growth of 5.9% per year over 24 years.

See how we calculated this

Last sold (2023)

£2,425,000

Growth on file: 5.9% per year over 24 years.

Sales timeline

26 July 2023Most recent
£2,425,000
+304.2%over 24 years
5 May 1999
£600,000

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£1.8m

1 Croft Drive, Pangbourne

RG8 8AN

6 bed4 bath

£995k

1 Captains Gorse, Upper Basildon

RG8 8SZ

5 bed2 bath

£786k

1 Belleisle, Purley On Thames

RG8 8AP

5 bed2 bath

£733k

1 Elyham, Purley On Thames

RG8 8EN

4 bed

£712k

1 Duncan Gardens, Purley On Thames

RG8 8DW

4 bed2 bath

£611k

1 Colyton Way, Purley On Thames

RG8 8BL

6 bed3 bath

£669k

1 Honeycroft Cottages, Pangbourne Road, Upper Basildon

RG8 8LR

3 bed1 bath

£617k

1 Beech Road, Purley On Thames

RG8 8DR

3 bed

Area

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.

Full Reading report

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

0.4 km

Primary School — bus stop.

Closest school

0.4 km

Pangbourne Primary School. 10 schools nearby.

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG8 8DT from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

46.0dB

Low

Night-time road noise heatmap for RG8 8DT

Night-time· 23:00 – 07:00

38.2dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about The Garden House, Sulham Lane, Sulham, Reading, RG8 8DT. Each answer is also embedded as structured data for search engines.