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Nappers Barn, High Street, Goring, Reading, RG8 9AR

6 planning records
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
158 m²
1701 sq ft
Energy rating
C
Score 70
Council tax
Band F
Tenure
Owner Occupied
Overview

About Nappers Barn

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

Nappers Barn is a semi-detached house in Goring, Reading, Reading (RG8 9AR). It has a recorded floor area of 158 m² (around 1701 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (March 2013) shows a C (score 70). The latest certificate is from March 2013, so improvements made since then won't be reflected.

At 158 m² the property is well over the postcode median (49 m² across 12 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). Today's modelled estimate of £1,137,000 is 42.1% above the 2013 sale price. On a £-per-square-foot basis, the last sale (£470/sq ft) was about 28.9% above the typical sold price in the postcode. 13 years since the last transfer (July 2013). 6 planning records sit against the property, 0 approved, 0 refused.

Before you decide

Everything you need to know about Nappers Barn

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

Larger development activity nearby

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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.

Nappers Barn's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 22 Mar 2023

Current Certificate
Mar 2013

EPC Rating

A
B
C
C70
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 22 March 2023

New assessment needed to sell or let
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraSemi-Detached HouseEPC CPre-1919 buildExtended multiple times (2+ extensions)

Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,645 · Includes VAT

Planning

Planning history

Applications and permits filed against Nappers Barn, High Street, Goring, Reading, RG8 9AR, sourced from the PlanIt planning register.

6 applications on record at Nappers Barn, High Street, Goring, Reading, RG8 9AR

6decisions49documents3nearby
Flagged:Change of use
  1. Mar 2012
    Change of UseHeritage
    Outcome in report

    Change of use of redundant two storey barn and associated single storey outbuildings to form a single residential dwelling. As amended by plans received from agent on 06 March 2012.

    Documents
    13 docs on file
    Reference
    P11/W2136/LB
    Full record in report
  2. More recent applications — locked
  3. OutbuildingDecision
  4. ConversionDecision

+ 3 more applications in the report

Unlock Nappers Barn, High Street, Goring, Reading, RG8 9AR's full planning history

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

  • Every decision — granted, refused or withdrawn (6 on record)
  • All 6 applications on this property in full, plus 3 notable nearby
  • The 49 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.

Latest sale on Nappers Barn was the highest on Land Registry record across the postcode.

Current estimate

£1,137,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2013)

£799,950

Recorded with HM Land Registry.

Sales timeline

  1. 23 July 2013Most recent

    £799,950

Median price across the last 5 sales in RG8 9AR: £312,500 (2025–2017).

On the street

Versus other High Street homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

Nappers Barn outperforms the street on epc rating by a wide margin.

Price per m²

£5,063

Street avg £5,089

On par

Floor Area

158 m²

Street avg 74 m²

Strongly above

Habitable Rooms

5 rooms

Street avg 4 rooms

Above

CO₂ Emissions

4.8 t/year

Street avg 4.3 t/year

On par
Before you decide

Everything you need to know about Nappers Barn

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.
£1.2m

1 Hill Gardens, Streatley

RG8 9QF

5 bed2 bath
£1.0m

1 Golf Cottages, Rectory Road, Streatley

RG8 9QB

4 bed2 bath
£1.0m

1 Cleeve Court, Streatley

RG8 9PS

4 bed3 bath
£991k

1 Grange Close, Goring

RG8 9DY

4 bed
£858k

1 Elmcroft, Goring

RG8 9EU

£811k

1 Exeter Cottages, The Coombe, Streatley

RG8 9QX

5 bed2 bath
£780k

1 Holmlea Road, Goring

RG8 9EX

3 bed2 bath
£755k

1 Godwins Lodge, Lower Basildon

RG8 9PB

2 bed2 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

Rail-style transport is unusually close for this postcode.

Crime

52/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Glebe Ride — bus stop.

Closest school

0.7 km

Goring Church of England Aided Primary School. 3 schools 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 9AR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG8 9AR

Daytime· 07:00 – 23:00

48.8dB

Low
Night-time road noise heatmap for RG8 9AR

Night-time· 23:00 – 07:00

39.8dB

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 Nappers Barn, High Street, Goring, Reading, RG8 9AR. Each answer is also embedded as structured data for search engines.