Model valuation£417,0008 Busby Close
Local market context
22 Grange Close, Goring, Reading, RG8 9DY
3 sales on record1 planning record
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
82 m²
883 sq ft
Energy rating
D
Score 65
Tenure
Owner Occupied
About 22 Grange Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Grange Close is a two-bedroom semi-detached house in Goring, Reading, Reading (RG8 9DY). It has a recorded floor area of 82 m² (around 883 sq ft) and construction records dating it to 1983-1990. The latest certificate (November 2021) shows a D (score 65), on the cusp of jumping into the C band. Earlier certificates rated it C (August 2011); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Average. The recommended improvements would lift it to B (score 81), a 2-band jump. The home occupies a cul-de-sac position.
At 82 m² it sits well below the postcode median (141 m² across 13 EPCs), making it one of the more compact homes locally. Across 2003–2021, sale prices on this property compounded at 4.2% per year. On a £-per-square-foot basis, the last sale (£509/sq ft) was about 60.7% above the typical sold price in the postcode. Most recent transfer: November 2021 at £449,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2021.
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
- Bedrooms2
- Bathrooms1
Outside
- ParkingOff road
- Cul-de-sacYes
Building
- Heating systemGas
Before you decide
Everything you need to know about 22 Grange Close
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyEnvironmental risk flagged
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2021
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 November 2031
Property Improvements
Changes detected from historical EPC data
Nov 2021from Aug 2011
EPC improved fromC69toD65
Low Energy Lighting
0%30%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Late 20th centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Planning history
Applications and permits filed against 22 Grange Close, Goring, Reading, RG8 9DY, sourced from the PlanIt planning register.
1 application on record at 22 Grange Close, Goring, Reading, RG8 9DY
1decisions6documents3nearby
- Jul 2021ApplicationOutcome in report
Discharge of planning obligation relating to application P87/W0526 to remove or modify the occupation age restriction on the property.
- Documents
- 6 docs on file
- Reference
- P21/S2185/MPO
Unlock 22 Grange Close, Goring, Reading, RG8 9DY's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 3 notable nearby
- The 6 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.
Sale price has at least doubled since 2003.
Current estimate
See how we calculated this£473,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.2% per year over 18 years.
Last sold (2021)
£449,000
Growth on file: 4.2% per year over 18 years.
Sales timeline
24 November 2021Most recent
£449,000
+47.2%over 9 years26 April 2012
£305,000
+45.2%over 8 years28 May 2003
£210,000
Median price across the last 5 sales in RG8 9DY: £755,000 (2024–2017).
Nearby sales in RG8 9DY
23 Grange Close, Goring, Reading, RG8 9DY
Sold Jan 2024
£425,00015 Grange Close, Goring, Reading, RG8 9DY
Sold Jun 2021
£925,0002 Grange Close, Goring, Reading, RG8 9DY
Sold Jul 2019
£755,0004 Grange Close, Goring, Reading, RG8 9DY
Sold Aug 2018
£785,000Grange Lodge, Grange Close, Goring, Reading, RG8 9DY
Sold Jan 2017
£565,000
Versus other Grange Close homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Grange Close is notably below the street on years held.
Price per m²
£5,476
Street avg £5,007
Floor Area
82 m²
Street avg 132 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
3.4 t/year
Street avg 6.5 t/year
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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.
£456k
1 Brewery Cottages, High Street, Goring
RG8 9AR
2 bed
£386k
1 Belleme Mews, Station Road, Goring
RG8 9HJ
2 bed2 bath
£310k
1 Court Gardens, Cleeve Road, Goring
RG8 9BZ
2 bed1 bath
£755k
1 Godwins Lodge, Lower Basildon
RG8 9PB
2 bed2 bath
£622k
1 Fayleys Cottages, Aldworth
RG8 9RN
3 bed1 bath
£625k
1 Chestnut Cottages, Wallingford Road, Streatley
RG8 9JQ
3 bed
£644k
1 Church Croft Cottage, Church Lane, Streatley
RG8 9HU
3 bed2 bath
£780k
1 Holmlea Road, Goring
RG8 9EX
3 bed2 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.
Rail-style transport is unusually close for this postcode.
Crime
52/mo
Falling year-on-year across the wider district.
Nearest stop
0.3 km
Station Road — bus stop.
Closest school
0.9 km
Streatley C.E. Voluntary Controlled 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 9DY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.1dB
Night-time· 23:00 – 07:00
40.8dB
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 22 Grange Close, Goring, Reading, RG8 9DY. Each answer is also embedded as structured data for search engines.