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Knappswood Farm, Pangbourne Road, Upper Basildon, Reading, RG8 8LN

EPC B12 planning records
Property type
Detached
Floor area
378 m²
4069 sq ft
Energy rating
B
Score 90
Council tax
Band F
Overview

About Knappswood Farm

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

Knappswood Farm is a detached house in Upper Basildon, Reading, Reading (RG8 8LN). It has a recorded floor area of 378 m² (around 4069 sq ft), construction records dating it to 2020 and council tax band F. The latest certificate (February 2026) returns a high B (score 90), putting the home a stone's throw from an A rating. When first surveyed in September 2018 the rating was F, the property has climbed 4 bands since. Between certificates, wall efficiency went from Poor to Very Good, roof efficiency went from Poor to Very Good and window efficiency went from Average to Very Good. The recommended improvements would push it to A (score 97). Main heating runs on oil: heating oil. This certificate was lodged in the last six months, so the rating reflects current condition.

At 378 m² the property is well over the postcode median (240 m² across 19 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £1,677,000 sits 67.7% above the 2025 sale of £1,000,000. It changed hands recently, sold August 2025 for £1,000,000. 12 planning records sit against the property, 3 approved, 4 refused.

Before you decide

Everything you need to know about Knappswood Farm

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

Larger development activity nearby

Pick your report · from £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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 ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 2)
Feb 2026

EPC Rating

A
B
B90
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Good
CO2 Emissions
3.7 t/year
Occupancy
—

Certificate validity

Valid until 15 February 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2026from Sept 2018
EPC improved fromF29toB90
Heating Controls
FullFull Control

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
Mostly DoubleHigh Performance

High performance glazing installed

Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Roof Insulation
PartialWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting
59%100%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 3 Building Survey

21st centuryDetached HouseEPC BDetached over 300m²

Because the property is a large detached home over 300m², we believe a Level 3 building survey should be considered.

From £1,795 · Includes VAT

Planning

Planning history

Applications and permits filed against Knappswood Farm, Pangbourne Road, Upper Basildon, Reading, RG8 8LN, sourced from the PlanIt planning register.

A recent planning application at Knappswood Farm was refused — worth checking the council file.

12 applications on record at Knappswood Farm, Pangbourne Road, Upper Basildon, Reading, RG8 8LN

1 live now
11decisions227documents6nearby
  1. Jul 2015
    New BuildFull
    Outcome in report

    Demolition of existing barn and dwelling and erection of 3 houses with garages. The existing building being divided into 3 separate council tax units.

    Documents
    36 docs on file
    Reference
    15/01115/FULD
    Full record in report
  2. More recent applications — locked
  3. FullDecision
  4. AmendmentDecision

+ 9 more applications in the report

Unlock Knappswood Farm, Pangbourne Road, Upper Basildon, Reading, RG8 8LN's full planning history

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

  • Every decision — granted, refused or withdrawn (11 on record)
  • All 12 applications on this property in full, plus 6 notable nearby
  • The 227 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

Price

Sales history & valuation

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

Knappswood Farm valuation sits well clear of the typical sold price in this postcode.

Current estimate

£1,677,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2025)

£1,000,000

Recorded with HM Land Registry.

Sales timeline

  1. 7 August 2025Most recent

    £1,000,000

Median price across the last 5 sales in RG8 8LN: £810,000 (2025–2021).

On the street

Versus other Pangbourne Road homes

Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for Knappswood Farm lags the street by a wide margin.

Price per m²

£2,646

Street avg £3,476

Below

Floor Area

378 m²

Street avg 229 m²

Strongly above

CO₂ Emissions

3.7 t/year

Street avg 9.1 t/year

Strongly above

Years Held

1 years

Street avg 10 years

Strongly below
Before you decide

Everything you need to know about Knappswood Farm

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

Larger development activity nearby

Pick your report · from £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
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
£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
£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
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

0.0 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.

Noise

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 road noise heatmap for RG8 8LN

Daytime· 07:00 – 23:00

44.2dB

Low
Night-time road noise heatmap for RG8 8LN

Night-time· 23:00 – 07:00

36.3dB

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 Knappswood Farm, Pangbourne Road, Upper Basildon, Reading, RG8 8LN. Each answer is also embedded as structured data for search engines.