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Emerys Farm, The Cottage, Beckfords, Upper Basildon, Reading, RG8 8PB

Property type
Detached
Habitable rooms
1
From EPC
Floor area
61 m²
657 sq ft
Energy rating
F
Score 32
Tenure
Owner Occupied
Overview

About Emerys Farm

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

Emerys Farm is a detached house in Upper Basildon, Reading, Reading (RG8 8PB). It has a recorded floor area of 61 m² (around 657 sq ft) and construction records dating it to before 1900. The latest certificate (June 2011) shows an F (score 32), near the bottom of the EPC scale. Main heating runs on electricity. The latest certificate is from June 2011, so improvements made since then won't be reflected.

At 61 m² it sits well below the postcode median (150 m² across 6 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.

Before you decide

Everything you need to know about Emerys 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.

Emerys Farm sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 15 Jun 2021

EPC Rating

A
B
C
D
E
F
F32
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against Emerys Farm, The Cottage, Beckfords, Upper Basildon, Reading, RG8 8PB, sourced from the PlanIt planning register.

Emerys Farm has no planning applications on record.

Notable planning nearby

6applications of note in the surrounding area

Before you offer

We flagged 1 thing worth checking at Emerys 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.

Emerys Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£368,000

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 8PB: £670,000 (2023–2018).

On the street

Versus other Beckfords homes

Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, Emerys Farm runs well behind the street norm.

EPC Rating

32 (F)

Street avg 53 (E)

Strongly below

Floor Area

61 m²

Street avg 172 m²

Strongly below

CO₂ Emissions

11.0 t/year

Street avg 8.1 t/year

Strongly below

Habitable Rooms

1 rooms

Street avg 7 rooms

Strongly below
Before you decide

Everything you need to know about Emerys 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.
£362k

1 Bryant Place, Purley On Thames

RG8 8ET

£350k

1 Coltsmore Cottage, Nunhide Lane, Sulham

RG8 8EF

£405k

1 Church Mews, Purley On Thames

RG8 8AG

3 bed
£410k

1 Farm Close, Purley On Thames

RG8 8BA

3 bed
£326k

1 Chiltern View, Purley On Thames

RG8 8TF

£494k

1 Field Cottages, Sulham Lane, Sulham

RG8 8DU

£499k

1 Glebe Road, Purley On Thames

RG8 8DP

3 bed1 bath
£524k

1 Herons Farm Cottages, Buckhold, Pangbourne

RG8 8PY

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

0.2 km

Aldworth Road — bus stop.

Closest school

0.2 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 8PB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG8 8PB

Daytime· 07:00 – 23:00

45.8dB

Low
Night-time road noise heatmap for RG8 8PB

Night-time· 23:00 – 07:00

36.7dB

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 Emerys Farm, The Cottage, Beckfords, Upper Basildon, Reading, RG8 8PB. Each answer is also embedded as structured data for search engines.