Model valuation£417,0008 Busby Close
Local market context
Knappswood Farm, Flat 1, Pangbourne Road, Upper Basildon, Reading, RG8 8LN
Property type
Semi-detached
Habitable rooms
1
From EPC
Floor area
36 m²
388 sq ft
Energy rating
F
Score 27
Council tax
Band C
Tenure
Private Rental
About Knappswood Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Knappswood Farm is a semi-detached house in Upper Basildon, Reading, Reading (RG8 8LN). It has a recorded floor area of 36 m² (around 388 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (September 2018) shows an F (score 27), near the bottom of the EPC scale. The recommended improvements would lift it to A (score 110), a 5-band jump. Main heating runs on oil.
At 36 m² it sits well below the postcode median (243 m² across 19 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
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Everything you need to know about Knappswood Farm
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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.
Knappswood Farm sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Sept 2018EPC Rating
A
B
C
D
E
F
F27
G
Main Heating
—
Main Fuel
Oil
Hot Water
Very Poor
Windows
Average
CO2 Emissions
6.7 t/year
Occupancy
Rented
Certificate validity
Valid until 17 September 2028
Get a survey for this property
Level 3 Building Survey
Mid 20th centurySemi-Detached BungalowEPC FNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against Knappswood Farm, Flat 1, Pangbourne Road, Upper Basildon, Reading, RG8 8LN, sourced from the PlanIt planning register.
Knappswood Farm 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.
Knappswood Farm 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£269,000
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 8LN: £1,000,000 (2025–2021).
Nearby sales in RG8 8LN
Knappswood Farm, Pangbourne Road, Upper Basildon, Reading, RG8 8LN
Sold Aug 2025
£1,000,000South Croft, Pangbourne Road, Upper Basildon, Reading, RG8 8LN
Sold Mar 2025
£1,175,000Byways, Pangbourne Road, Upper Basildon, Reading, RG8 8LN
Sold Sept 2021
£803,195The Topiary, Pangbourne Road, Upper Basildon, Reading, RG8 8LN
Sold Aug 2021
£1,125,000Timberley, Pangbourne Road, Upper Basildon, Reading, RG8 8LN
Sold Jun 2021
£421,000
Versus other Pangbourne Road homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Knappswood Farm runs well behind the street norm.
EPC Rating
27 (F)
Street avg 61 (D)
Floor Area
36 m²
Street avg 247 m²
CO₂ Emissions
6.7 t/year
Street avg 8.9 t/year
Habitable Rooms
1 rooms
Street avg 8 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.
£271k
Bowling Green Farmhouse, Flat 7, Trenthams Close, Purley On Thames
RG8 8EZ
Flat2 bed1 bath
£272k
Sulham House, Flat 4, Sulham Hill, Sulham
RG8 8EE
Flat
£264k
The Old Pump House, Ground Floor Flat, Bowden Green, Pangbourne
RG8 8JL
Flat
£260k
Bowling Green Farmhouse, Flat 2, Trenthams Close, Purley On Thames
RG8 8EZ
Flat
£260k
Bowling Green Farmhouse, Flat 8, Trenthams Close, Purley On Thames
RG8 8EZ
Flat2 bed
£258k
Bowling Green Farmhouse, Flat 5, Trenthams Close, Purley On Thames
RG8 8EZ
Flat
£250k
Bowling Green Farmhouse, Flat 4, Trenthams Close, Purley On Thames
RG8 8EZ
Flat1 bed1 bath
£301k
Bowling Green Farmhouse, Flat 10, Trenthams Close, Purley On Thames
RG8 8EZ
Flat2 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
0.0 km
Knappswood Close — bus stop.
Closest school
1.1 km
Basildon C.E. Primary School. 1 school 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 8LN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.2dB
Night-time· 23:00 – 07:00
36.3dB
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 Knappswood Farm, Flat 1, Pangbourne Road, Upper Basildon, Reading, RG8 8LN. Each answer is also embedded as structured data for search engines.