Model valuation£417,0008 Busby Close
Local market context
Well House Cottage, Pinfold Lane, Ashampstead, Reading, RG8 8SH
11 planning records
Property type
Detached
Habitable rooms
6
From EPC
Floor area
101 m²
1087 sq ft
Energy rating
F
Score 27
Council tax
Band F
Tenure
Owner Occupied
About Well House Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Well House Cottage is a detached house in Ashampstead, Reading, Reading (RG8 8SH). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (September 2009) shows an F (score 27), near the bottom of the EPC scale. Main heating runs on oil. The latest certificate is from September 2009, so improvements made since then won't be reflected.
Across 2010–2014, sale prices on this property compounded at -2.3% per year. Today's modelled estimate of £722,000 sits 53.6% above the 2014 sale of £470,000. On a £-per-square-foot basis, the last sale (£432/sq ft) was about 39% above the typical sold price in the postcode. At 101 m² it sits well below the postcode median (218 m² across 3 EPCs), making it one of the more compact homes locally. 11 planning records sit against the property, 6 approved, 0 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved. Last sold in August 2014, so it's been off the market for around 12 years.
Before you decide
Everything you need to know about Well House 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.
Well House Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 24 Sept 2019
Current Certificate
Sept 2009EPC Rating
A
B
C
D
E
F
F27
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
10.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 24 September 2019
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC FPre-1919 buildExtended multiple times (2+ extensions)No mains gas
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 £1,220 · Includes VAT
Planning history
Applications and permits filed against Well House Cottage, Pinfold Lane, Ashampstead, Reading, RG8 8SH, sourced from the PlanIt planning register.
Well House Cottage has been through 6 approved planning applications — a well-evolved property.
11 applications on record at Well House Cottage, Pinfold Lane, Ashampstead, Reading, RG8 8SH
11decisions4extensions112documents6nearby
- Sept 2014ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Proposed single storey rear extension and associated internal alterations. Garden shed.
- Documents
- 18 docs on file
- Reference
- 14/01780/HOUSE
- More recent applications — locked
- Tree WorksDec 2022Decision
- Tree WorksSept 2020Decision
+ 8 more applications in the report
Unlock Well House 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 (11 on record)
- All 11 applications on this property in full, plus 6 notable nearby
- The 112 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.
Current estimate
See how we calculated this£722,000
Modelled from EPC, postcode comparables and a sale-price growth of -2.3% per year over 4 years.
Last sold (2014)
£470,000
Growth on file: -2.3% per year over 4 years.
Sales timeline
28 August 2014Most recent
£470,000
-9.6%over 4 years8 April 2010
£520,000
Median price across the last 4 sales in RG8 8SH: £745,000 (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.
EPC Rating for Well House Cottage lags the street by a wide margin.
EPC Rating
27 (F)
Street avg 56 (D)
Floor Area
101 m²
Street avg 186 m²
CO₂ Emissions
10.6 t/year
Street avg 8.3 t/year
Habitable Rooms
6 rooms
Street avg 7 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.
£712k
1 Duncan Gardens, Purley On Thames
RG8 8DW
4 bed2 bath
£733k
1 Elyham, Purley On Thames
RG8 8EN
4 bed
£669k
1 Honeycroft Cottages, Pangbourne Road, Upper Basildon
RG8 8LR
3 bed1 bath
£786k
1 Belleisle, Purley On Thames
RG8 8AP
5 bed2 bath
£662k
1 Emery Acres, Upper Basildon
RG8 8NY
£617k
1 Beech Road, Purley On Thames
RG8 8DR
3 bed
£846k
1 Brading Way, Purley On Thames
RG8 8BS
£611k
1 Colyton Way, Purley On Thames
RG8 8BL
6 bed3 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 Well House Cottage, Pinfold Lane, Ashampstead, Reading, RG8 8SH. Each answer is also embedded as structured data for search engines.