Model valuation£417,0008 Busby Close
Local market context
Garden Cottage, Nunhide Lane, Sulham, Reading, RG8 8EG
Property type
Detached
Habitable rooms
3
From EPC
Floor area
68 m²
732 sq ft
Energy rating
E
Score 45
Council tax
Band E
Tenure
Private Rental
About Garden Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Garden Cottage is a detached house in Sulham, Reading, Reading (RG8 8EG). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (April 2019) shows an E (score 45), well below the UK norm with real room to improve. When first surveyed in August 2011 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and lighting went from Very Poor to Average. The recommended improvements would lift it to A (score 105), a 4-band jump. Main heating runs on electricity.
At 68 m² it's 16% smaller than the typical home in the postcode (81 m² median across 3 EPCs).
Before you decide
Everything you need to know about Garden Cottage
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.
Garden Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Apr 2019
EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
8.5 t/year
Occupancy
Rented
Certificate validity
Valid until 10 April 2029
Property Improvements
Changes detected from historical EPC data
Apr 2019from Aug 2011
EPC improved fromF35toE45
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
0%33%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached BungalowEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Planning history
Applications and permits filed against Garden Cottage, Nunhide Lane, Sulham, Reading, RG8 8EG, sourced from the PlanIt planning register.
Garden 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.
Garden 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£458,000
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.
Versus other Nunhide Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Garden Cottage stands well clear of the street.
EPC Rating
45 (E)
Street avg 43 (E)
Floor Area
68 m²
Street avg 117 m²
CO₂ Emissions
8.5 t/year
Street avg 8.2 t/year
Habitable Rooms
3 rooms
Street avg 4 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.
£466k
1 Glebe Road, Purley On Thames
RG8 8DP
3 bed1 bath
£427k
1 Farm Close, Purley On Thames
RG8 8BA
3 bed
£510k
1 Field Cottages, Sulham Lane, Sulham
RG8 8DU
£386k
1 Church Mews, Purley On Thames
RG8 8AG
3 bed
£549k
1 Herons Farm Cottages, Buckhold, Pangbourne
RG8 8PY
£379k
1 Bryant Place, Purley On Thames
RG8 8ET
£559k
1 Chestnut Grove, Purley On Thames
RG8 8BU
£586k
1 Hill Corner Cottages, Ashampstead
RG8 8RN
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
1.1 km
The Greyhound — bus stop.
Closest school
1.4 km
Little Heath School. 16 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 8EG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.5dB
Night-time· 23:00 – 07:00
37.8dB
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 Garden Cottage, Nunhide Lane, Sulham, Reading, RG8 8EG. Each answer is also embedded as structured data for search engines.