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

Listed building2 planning records
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
122 m²
1313 sq ft
Energy rating
E
Score 44
Council tax
Band B
Tenure
Owner Occupied
Overview

About Nappers Cottage

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

Nappers Cottage is a three-bedroom semi-detached house in Goring, Reading, Reading (RG8 9AR). It has a recorded floor area of 122 m² (around 1313 sq ft), construction records dating it to before 1900 and council tax band B. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Period features are noted in the property record. The latest certificate (October 2022) shows an E (score 44), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 81), a 3-band jump.

At 122 m² the property is well over the postcode median (49 m² across 12 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £602,000 is 44.4% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£318/sq ft) was about 20.2% below the postcode norm. 11 years since the last transfer (December 2014). 2 planning records sit against the property, 0 approved, 0 refused.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms3
  • Bathrooms2
  • FireplaceYes

Outside

  • Private gardenRear
  • ParkingOff street

Building

  • Listed buildingYes
  • Period featuresYes
Before you decide

Everything you need to know about Nappers Cottage

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.

Nappers Cottage's carbon output runs well above what efficient homes in the postcode produce.

EPC Rating

A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
7.6 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against Nappers Cottage, High Street, Goring, Reading, RG8 9AR, sourced from the PlanIt planning register.
  1. Jan 2018
    RenovationHeritage
    In report

    Replace existing 1980's double glazed windows on upper storey with new windows.(As amended by drawing 'Nappers Cottage Elevation Revision B' changing proposed windows to timber casement)

    New Windows
    Documents
    10 docs on file
    Reference
    P17/S3788/LB
    View planning record
  2. Jan 2016
    ExtensionHeritage
    In report

    Extension: Rear of property

    Strip and recover flat roof to rear extension and remediation of rising damp in living room at front of property. As supported by Applicant's e-mails dated 11 and 14 December 2015.

    Documents
    10 docs on file
    Reference
    P15/S3785/LB
    View planning record
Before you offer

We flagged 1 thing worth checking at Nappers Cottage

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.

Nappers Cottage valuation sits well clear of the typical sold price in this postcode.

Current estimate

£602,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2014)

£417,000

Recorded with HM Land Registry.

Sales timeline

  1. 15 December 2014Most recent

    £417,000

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.

CO₂ Emissions for Nappers Cottage lags the street by a wide margin.

Price per m²

£3,418

Street avg £5,324

Strongly below

Floor Area

122 m²

Street avg 79 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

7.6 t/year

Street avg 3.9 t/year

Strongly below
Before you decide

Everything you need to know about Nappers Cottage

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.
£625k

1 Chestnut Cottages, Wallingford Road, Streatley

RG8 9JQ

3 bed
£625k

1 Fayleys Cottages, Aldworth

RG8 9RN

3 bed1 bath
£651k

1 Church Croft Cottage, Church Lane, Streatley

RG8 9HU

3 bed2 bath
£802k

1 Holmlea Road, Goring

RG8 9EX

3 bed2 bath
£605k

1 Clevemede, Goring

RG8 9BU

4 bed1 bath
£674k

1 Godwins Lodge, Lower Basildon

RG8 9PB

2 bed2 bath
£724k

1 Helidon Cottages, The Coombe, Streatley

RG8 9QN

4 bed1 bath
£451k

1 Brewery Cottages, High Street, Goring

RG8 9AR

2 bed
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

2/mo

Steady 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

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