Model valuation£417,0008 Busby Close
Local market context
Greensleeves, Reading Road, Lower Basildon, Reading, RG8 9ND
3 sales on record7 planning records
Property type
Detached
Habitable rooms
7
From EPC
Floor area
116 m²
1249 sq ft
Energy rating
E
Score 44
Tenure
Owner Occupied
About Greensleeves
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Greensleeves is a detached house in Lower Basildon, Reading, Reading (RG8 9ND). It has a recorded floor area of 116 m² (around 1249 sq ft) and construction records dating it to 1900-1929. The latest certificate (September 2020) shows an E (score 44), well below the UK norm with real room to improve. When first surveyed in September 2008 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Average, window efficiency went from Poor to Good and lighting went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 82), a 3-band jump. Main heating runs on oil.
7 planning records sit against the property, 5 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2004–2021, sale prices on this property compounded at 1.3% per year. Today's modelled estimate of £584,000 is 16.8% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£400/sq ft) was about 20.4% below the postcode norm. Last sale on file: £500,000 in February 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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Everything you need to know about Greensleeves
The true value, the hidden risks and the full sale history, in one report.
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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.
Greensleeves's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Sept 2020
EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
8.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 September 2030
Property Improvements
Changes detected from historical EPC data
Sept 2020from Jul 2014
EPC improved fromF34toE44
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
SecondaryFull Double
Windows upgraded, improving insulation
Roof
Very PoorAverage
Roof insulation improved
Low Energy Lighting
10%100%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC 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 £1,085 · Includes VAT
Planning history
Applications and permits filed against Greensleeves, Reading Road, Lower Basildon, Reading, RG8 9ND, sourced from the PlanIt planning register.
Greensleeves has been through 5 approved planning applications — a well-evolved property.
7 applications on record at Greensleeves, Reading Road, Lower Basildon, Reading, RG8 9ND
7decisions1extensions145documents3nearby
Flagged:Retrospective
- Aug 2009New BuildFullOutcome in report
Construction of a single 4 bedroom dwelling to the rear of Greensleeves with associated parking and amenity. New Access for the existing and proposed dwellings.
- Documents
- 34 docs on file
- Reference
- 09/00627/FULD
- More recent applications — locked
- RenovationJun 2022Decision
- FullSept 2014Decision
+ 4 more applications in the report
Unlock Greensleeves, Reading Road, Lower Basildon, Reading, RG8 9ND's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (7 on record)
- All 7 applications on this property in full, plus 3 notable nearby
- The 145 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.
Greensleeves's sale-price growth has lagged the wider UK trajectory across its history on file.
Current estimate
See how we calculated this£584,000
Modelled from EPC, postcode comparables and a sale-price growth of 1.3% per year over 16 years.
Last sold (2021)
£500,000
Growth on file: 1.3% per year over 16 years.
Sales timeline
19 February 2021Most recent
£500,000
+19.8%over 5 years13 March 2015
£417,500
+3.9%over 10 years30 September 2004
£402,000
Median price across the last 5 sales in RG8 9ND: £880,000 (2024–2017).
Nearby sales in RG8 9ND
The Stables, Reading Road, Lower Basildon, Reading, RG8 9ND
Sold Nov 2024
£1,100,000Lower Basildon View Cottage, Reading Road, Lower Basildon, Reading, RG8 9ND
Sold Aug 2022
£500,000Lower Basildon View, Reading Road, Lower Basildon, Reading, RG8 9ND
Sold May 2022
£1,750,000Grove Paddock, Reading Road, Lower Basildon, Reading, RG8 9ND
Sold Dec 2021
£880,000Grove Gardens, Reading Road, Lower Basildon, Reading, RG8 9ND
Sold Sept 2017
£655,000
Versus other Reading Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
Greensleeves is notably below the street on price per m².
Price per m²
£4,310
Street avg £5,204
Floor Area
116 m²
Street avg 179 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
8.1 t/year
Street avg 11.1 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.
£622k
1 Fayleys Cottages, Aldworth
RG8 9RN
3 bed1 bath
£625k
1 Chestnut Cottages, Wallingford Road, Streatley
RG8 9JQ
3 bed
£631k
1 Church Farm Cottages, Lower Basildon
RG8 9NJ
£639k
1 Hartslock Close, Goring
RG8 9EF
£644k
1 Church Croft Cottage, Church Lane, Streatley
RG8 9HU
3 bed2 bath
£652k
1 Coombe Cottages, The Coombe, Streatley
RG8 9QP
£652k
1 Helidon Cottages, The Coombe, Streatley
RG8 9QN
4 bed1 bath
£667k
1 Clevemede, Goring
RG8 9BU
4 bed1 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
0.1 km
Hook End Lane — bus stop.
Closest school
2.0 km
Streatley C.E. Voluntary Controlled 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.
Road noise across the postcode
Modelled day and night-time noise levels around RG8 9ND from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.7dB
Night-time· 23:00 – 07:00
39.0dB
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 Greensleeves, Reading Road, Lower Basildon, Reading, RG8 9ND. Each answer is also embedded as structured data for search engines.