What type of property is The Old Bakehouse 12a, High Street, RG8 9AR?

The Old Bakehouse 12a, High Street, RG8 9AR is an end-of-terrace house.

What energy rating does The Old Bakehouse 12a, High Street, RG8 9AR have?

The current EPC rating for The Old Bakehouse 12a, High Street, RG8 9AR is E with a score of 53 out of 100, lodged in October 2021. The assessor estimates the property could reach a C. Source: EPC Register.

What is the floor area of The Old Bakehouse 12a, High Street, RG8 9AR?

The Old Bakehouse 12a, High Street, RG8 9AR has a recorded floor area of 46 m² (495 sq ft). That makes it about 15% smaller than the median EPC-recorded property in RG8 9AR. Source: EPC Register.

How is The Old Bakehouse 12a, High Street, RG8 9AR heated?

The latest EPC at The Old Bakehouse 12a, High Street, RG8 9AR records electricity as the main heating fuel. Source: EPC Register.

Where is The Old Bakehouse 12a, High Street, RG8 9AR located?

The Old Bakehouse 12a, High Street, RG8 9AR sits in Goring, Reading, Reading. It falls within the RG8 postcode district in Oxfordshire.

Is The Old Bakehouse 12a, High Street, RG8 9AR in a safe area?

Police records around The Old Bakehouse 12a, High Street, RG8 9AR show an average of 52 reported crimes per month over the last 14 months. Violent crime makes up roughly 37% of reports, the most common category. The overall trend is falling (16% versus the prior period). Source: Police UK.

Which schools serve The Old Bakehouse 12a, High Street, RG8 9AR?

The closest primary school to The Old Bakehouse 12a, High Street, RG8 9AR is Goring Church of England Aided Primary School (728m), one of 3 primaries within walking distance.

What is the nearest station to The Old Bakehouse 12a, High Street, RG8 9AR?

The closest bus stop to The Old Bakehouse 12a, High Street, RG8 9AR is Glebe Ride, 139m away. The nearest rail option is Goring & Streatley Rail Station, 330m away.

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The Old Bakehouse 12a, High Street, Goring, Reading, RG8 9AR

1 planning record

Property type

End terrace

Floor 00

Habitable rooms

From EPC

Floor area

46 m²

495 sq ft

Energy rating

Score 53

Tenure

Private Rental

Overview

About The Old Bakehouse 12a

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

The Old Bakehouse 12a is an end-of-terrace house in Goring, Reading, Reading (RG8 9AR). It has a recorded floor area of 46 m² (around 495 sq ft) and construction records dating it to before 1900. The latest certificate (October 2021) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on electricity.

One historical planning record sits against the property in 2021.

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Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate

Oct 2021

EPC Rating

E53

Main Heating

Electric

Main Fuel

Electric

Hot Water

Very Poor

Windows

Good

CO2 Emissions

2.8 t/year

Occupancy

Rented

Certificate validity

Valid until 15 October 2031

5 years remaining

Get a survey for this property

Level 3 Building Survey

Victorian-eraGround Floor FlatEPC 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 £885 · Includes VAT

Planning

Planning history

Applications and permits filed against The Old Bakehouse 12a, High Street, Goring, Reading, RG8 9AR, sourced from the PlanIt planning register.

1 application on record at The Old Bakehouse 12a, High Street, Goring, Reading, RG8 9AR

1decisions13documents3nearby

Flagged:Change of use

Jan 2021
Change of UseOutline
Outcome in report
Change of use from Offices to dwellinghouse.
Documents
13 docs on file
Reference
P20/S3818/N1A
Full record in report

Unlock The Old Bakehouse 12a, 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 (1 on record)
All 1 application on this property in full, plus 3 notable nearby
The 13 documents, officer reports & conditions
What the pattern means for extending or converting here

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

The Old Bakehouse 12a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£237,000

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 9AR: £312,500 (2025–2017).

Nearby sales in RG8 9AR

On the street

Versus other High Street homes

Four headline reads against 5 similar flats on this street, drawn from the latest EPC and Land Registry data.

Habitable Rooms for The Old Bakehouse 12a lags the street by a wide margin.

EPC Rating

53 (E)

Street avg 45 (E)

On par

Floor Area

46 m²

Street avg 54 m²

On par

CO₂ Emissions

2.8 t/year

Street avg 3.1 t/year

Above

Habitable Rooms

2 rooms

Street avg 3 rooms

Below

Before you decide

Everything you need to know about The Old Bakehouse 12a

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

The data behind every report

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£238k

1 Colebrook House, High Street, Goring

RG8 9AR

£310k

1 Court Gardens, Cleeve Road, Goring

RG8 9BZ

2 bed1 bath

£366k

1 Church Farm Bungalows, Lower Basildon

RG8 9NH

£386k

1 Belleme Mews, Station Road, Goring

RG8 9HJ

2 bed2 bath

£429k

1 Hartslock View, Lower Basildon

RG8 9NP

£456k

1 Brewery Cottages, High Street, Goring

RG8 9AR

2 bed

£481k

1 Ambury Road, Aldworth

RG8 9TL

£622k

1 Fayleys Cottages, Aldworth

RG8 9RN

3 bed1 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· 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 The Old Bakehouse 12a, High Street, Goring, Reading, RG8 9AR. Each answer is also embedded as structured data for search engines.