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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 18 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. 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
£14.99one-off

30-day 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
  • Beautiful Places, source of nearby scenic places
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
—

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

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.

  1. May 2025
    Full
    In report

    Section 73: Variation of Condition 2 of planning permisison 24/00226/FUL (Erection of two detached double garages and formation individual access drives to plots 1 and 2 and entrances gates).

    Documents
    7 docs on file
    Reference
    25/01059/FUL
    View planning record
  2. Apr 2025
    Amendment
    In report

    Application for a Non-Material Amendment Following a Grant of Planning Permission 24/00226/FUL - Erection of two detached double garages and formation individual access drives to plots 1 and 2 and entrances gates. Amendments: Changes from pair metal gates and brick piers to pair timber post and timber gates. Re-alignment approved drives to run perpendicular to dwellings

    Documents
    7 docs on file
    Reference
    25/00657/NONMAT
    View planning record
Before you offer

We flagged 1 thing worth checking at Knappswood Farm

Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.

  • Larger development activity nearby
£14.99

30-day 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 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£1,088,000

Modelled from EPC, postcode comparables.

See how we calculated this

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: £810,000 (2025–2021).

On the street

Versus other Pangbourne Road homes

Three headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for Knappswood Farm runs comfortably ahead of the street norm.

EPC Rating

90 (B)

Street avg 58 (D)

Strongly above

Floor Area

378 m²

Street avg 224 m²

Strongly above

CO₂ Emissions

3.7 t/year

Street avg 9.0 t/year

Strongly above
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
£14.99one-off

30-day 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
  • Beautiful Places, source of nearby scenic places
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.1m

1 Captains Gorse, Upper Basildon

RG8 8SZ

5 bed2 bath
£1.1m

1 Bethesda Street, Upper Basildon

RG8 8NT

2 bed1 bath
£816k

1 Belleisle, Purley On Thames

RG8 8AP

5 bed2 bath
£712k

1 Honeycroft Cottages, Pangbourne Road, Upper Basildon

RG8 8LR

3 bed1 bath
£706k

1 Duncan Gardens, Purley On Thames

RG8 8DW

4 bed2 bath
£684k

1 Brading Way, Purley On Thames

RG8 8BS

£684k

1 Elyham, Purley On Thames

RG8 8EN

4 bed
£664k

1 Emery Acres, Upper Basildon

RG8 8NY

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

2/mo

Steady 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

The full 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.