Model valuation£417,0008 Busby Close
Local market context
Vine Cottage, Pinfold Lane, Ashampstead, Reading, RG8 8SH
7 planning records
Property type
Detached
Habitable rooms
9
From EPC
Floor area
218 m²
2347 sq ft
Energy rating
E
Score 43
Council tax
Band G
Tenure
Owner Occupied
About Vine Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Vine Cottage is a detached house in Ashampstead, Reading, Reading (RG8 8SH). It has a recorded floor area of 218 m² (around 2347 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (June 2025) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 62). Main heating runs on oil.
Held since August 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 218 m² the property is well over the postcode median (101 m² across 3 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £1,208,000 sits 65.5% above the 2008 sale of £730,000. On a £-per-square-foot basis, the last sale (£311/sq ft) was about 31.7% below the postcode norm. 7 planning records sit against the property, 6 approved, 0 refused. Past consents include an extension and a porch, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Vine Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Vine Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2025EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Poor
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 June 2035
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC 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 £1,645 · Includes VAT
Planning history
Applications and permits filed against Vine Cottage, Pinfold Lane, Ashampstead, Reading, RG8 8SH, sourced from the PlanIt planning register.
Vine Cottage has been through 6 approved planning applications — a well-evolved property.
7 applications on record at Vine Cottage, Pinfold Lane, Ashampstead, Reading, RG8 8SH
7decisions5extensions39documents6nearby
Flagged:Retrospective
- Jan 2009MixedFullOutcome in report
Minor alterations to existing garden building for use as home office. Replacement of existing garden shed with new garden shed. Retrospective - Approval for a pedestrian gate between the cottage garden and the adjacent recreation ground.
Retrospective- Documents
- 13 docs on file
- Reference
- 08/02207/HOUSE
- More recent applications — locked
- Tree WorksSept 2022Decision
- ExtensionNov 2011Decision
+ 4 more applications in the report
Unlock Vine Cottage, Pinfold Lane, Ashampstead, Reading, RG8 8SH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (7 on record)
- All 7 applications on this property in full, plus 6 notable nearby
- The 39 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Current estimate
See how we calculated this£1,208,000
Modelled from EPC, postcode comparables.
Last sold (2008)
£730,000
Recorded with HM Land Registry.
Sales timeline
21 August 2008Most recent
£730,000
Median price across the last 5 sales in RG8 8SH: £520,000 (2020–1998).
Versus other Pinfold Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, Vine Cottage runs well behind the street norm.
EPC Rating
43 (E)
Street avg 50 (E)
Floor Area
218 m²
Street avg 147 m²
CO₂ Emissions
11.0 t/year
Street avg 8.2 t/year
Habitable Rooms
9 rooms
Street avg 6 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.
£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
£1.8m
1 Croft Drive, Pangbourne
RG8 8AN
6 bed4 bath
£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
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
0.2 km
Ashampstead flexi area — bus stop.
Closest school
2.5 km
Yattendon C.E. Primary School. 2 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 8SH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.8dB
Night-time· 23:00 – 07:00
35.8dB
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 Vine Cottage, Pinfold Lane, Ashampstead, Reading, RG8 8SH. Each answer is also embedded as structured data for search engines.