Model valuation£417,0008 Busby Close
Local market context
Old Rectory, Sulham Lane, Sulham, Reading, RG8 8EA
Property type
Semi-detached
Habitable rooms
8
From EPC
Floor area
249 m²
2680 sq ft
Energy rating
E
Score 40
Council tax
Band G
Tenure
Owner Occupied
About Old Rectory
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Old Rectory is a semi-detached house in Sulham, Reading, Reading (RG8 8EA). It has a recorded floor area of 249 m² (around 2680 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (May 2024) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on oil.
At 249 m² the property is well over the postcode median (120 m² across 7 EPCs), placing it in the larger end of the local stock. A recent sale: £1,020,000 in May 2025. Today's modelled estimate of £1,165,000 is 14.2% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£381/sq ft) was about 40.2% below the postcode norm.
Before you decide
Everything you need to know about Old Rectory
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.
Old Rectory's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2024EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
16.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 May 2034
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-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 £1,645 · Includes VAT
Planning history
Applications and permits filed against Old Rectory, Sulham Lane, Sulham, Reading, RG8 8EA, sourced from the PlanIt planning register.
Old Rectory 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.
Latest sale on Old Rectory was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£1,165,000
Modelled from EPC, postcode comparables.
Last sold (2025)
£1,020,000
Recorded with HM Land Registry.
Sales timeline
21 May 2025Most recent
£1,020,000
Median price across the last 5 sales in RG8 8EA: £590,000 (2013–2003).
Nearby sales in RG8 8EA
North 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
£250,000Walnut Tree Cottage, Sulham Lane, Sulham, Reading, RG8 8EA
Sold May 1997
£400,000
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 years held, Old Rectory runs well behind the street norm.
Price per m²
£4,096
Street avg £8,924
Floor Area
249 m²
Street avg 110 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
16.0 t/year
Street avg 6.0 t/year
Property research, connected
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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.
£1.0m
1 Bethesda Street, Upper Basildon
RG8 8NT
2 bed1 bath
£995k
1 Captains Gorse, Upper Basildon
RG8 8SZ
5 bed2 bath
£846k
1 Brading Way, Purley On Thames
RG8 8BS
£786k
1 Belleisle, Purley On Thames
RG8 8AP
5 bed2 bath
£1.8m
1 Croft Drive, Pangbourne
RG8 8AN
6 bed4 bath
£733k
1 Elyham, Purley On Thames
RG8 8EN
4 bed
£712k
1 Duncan Gardens, Purley On Thames
RG8 8DW
4 bed2 bath
£669k
1 Honeycroft Cottages, Pangbourne Road, Upper Basildon
RG8 8LR
3 bed1 bath
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 Old Rectory, Sulham Lane, Sulham, Reading, RG8 8EA. Each answer is also embedded as structured data for search engines.