Model valuation£417,0008 Busby Close
Local market context
Gardeners Cottage, Sulham Lane, Sulham, Reading, RG8 8EA
Property type
Semi-detached
Habitable rooms
3
From EPC
Floor area
70 m²
753 sq ft
Energy rating
D
Score 56
Council tax
Band D
Tenure
Private Rental
About Gardeners Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Gardeners Cottage is a semi-detached house in Sulham, Reading, Reading (RG8 8EA). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (February 2018) shows a D (score 56), a step below the typical UK home. When first surveyed in October 2010 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Poor to Good and window efficiency went from Average to Good; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to B (score 85), a 2-band jump. Main heating runs on electricity.
At 70 m² it sits well below the postcode median (139 m² across 7 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 71% of similar EPCs).
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Everything you need to know about Gardeners Cottage
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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(1 of 2)
Feb 2018
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
3.3 t/year
Occupancy
Rented
Certificate validity
Valid until 27 February 2028
Property Improvements
Changes detected from historical EPC data
Feb 2018from Oct 2010
EPC improved fromF38toD56
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
OilElectric
Changed to a more efficient fuel source
Hot Water
AverageVery Poor
Hot water efficiency decreased
Windows
AverageGood
Window efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Roof
PoorGood
Roof insulation improved
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Planning history
Applications and permits filed against Gardeners Cottage, Sulham Lane, Sulham, Reading, RG8 8EA, sourced from the PlanIt planning register.
Gardeners Cottage has no planning applications on record.
6
But the area is active
6 notable applications 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.
Gardeners Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£385,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG8 8EA: £715,000 (2025–2004).
Nearby sales in RG8 8EA
Old Rectory, Sulham Lane, Sulham, Reading, RG8 8EA
Sold May 2025
£1,020,000North Riding, Sulham Lane, Sulham, Reading, RG8 8EA
Sold Sept 2013
£590,000Rectory Lodge, Sulham Lane, Sulham, Reading, RG8 8EA
Sold Jan 2010
£890,000Windbreak, Sulham Lane, Sulham, Reading, RG8 8EA
Sold Jun 2006
£535,000Silver Cottage, Sulham Lane, Sulham, Reading, RG8 8EA
Sold May 2003
£250,000
Versus other Sulham Lane homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, Gardeners Cottage runs well behind the street norm.
EPC Rating
56 (D)
Street avg 53 (E)
Floor Area
70 m²
Street avg 136 m²
CO₂ Emissions
3.3 t/year
Street avg 7.9 t/year
Habitable Rooms
3 rooms
Street avg 5 rooms
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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.
£386k
1 Church Mews, Purley On Thames
RG8 8AG
3 bed
£379k
1 Bryant Place, Purley On Thames
RG8 8ET
£427k
1 Farm Close, Purley On Thames
RG8 8BA
3 bed
£327k
1 Chiltern View, Purley On Thames
RG8 8TF
£466k
1 Glebe Road, Purley On Thames
RG8 8DP
3 bed1 bath
£314k
1 Coltsmore Cottage, Nunhide Lane, Sulham
RG8 8EF
£510k
1 Field Cottages, Sulham Lane, Sulham
RG8 8DU
£549k
1 Herons Farm Cottages, Buckhold, Pangbourne
RG8 8PY
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
0.7 km
The Greyhound — bus stop.
Closest school
1.5 km
Pangbourne Primary School. 13 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 8EA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.0dB
Night-time· 23:00 – 07:00
36.5dB
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 Gardeners Cottage, Sulham Lane, Sulham, Reading, RG8 8EA. Each answer is also embedded as structured data for search engines.