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2 Tree Cottages, Reading Road, Lower Basildon, Reading, RG8 9NN

3 sales on record
Property type
Semi-detached
Bedrooms
2
Bathrooms
2
Floor area
93 m²
1001 sq ft
Energy rating
D
Score 65
Council tax
Band D
Tenure
Owner Occupied
Overview

About 2 Tree Cottages

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

2 Tree Cottages is a two-bedroom semi-detached house in Lower Basildon, Reading, Reading (RG8 9NN). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to 2007-2011 and council tax band D. The latest certificate (November 2024) shows a D (score 65), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2008. Between certificates, lighting went from Poor to Very Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 88), a 2-band jump. Main heating runs on electricity.

Most recent transfer was March 2025 at £424,500 — fresh data. At 93 m² it sits well below the postcode median (172 m² across 4 EPCs), making it one of the more compact homes locally. Across 2009–2025, sale prices on this property compounded at 3.7% per year. On a £-per-square-foot basis, the last sale (£424/sq ft) was about 30.4% above the typical sold price in the postcode.

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

  • Bedrooms2
  • Bathrooms2
  • Open-plan layoutYes
  • Dining roomYes
  • EnsuiteYes

Outside

  • ParkingOff road

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 2 Tree Cottages

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
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(1 of 2)
Nov 2024

EPC Rating

A
B
C
D
D65
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 12 November 2034

8 years remaining

Property Improvements

Changes detected from historical EPC data

Nov 2024from Oct 2008
Heating System
Storage HeatersRoom Heaters

Heating system changed

Heating Controls
ManualProg + Stat

Heating controls upgraded for better temperature management

Hot Water
AveragePoor

Hot water efficiency decreased

Low Energy Lighting
20%100%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 3 Building Survey

21st centurySemi-Detached HouseEPC DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,020 · Includes VAT

Planning

Planning history

Applications and permits filed against 2 Tree Cottages, Reading Road, Lower Basildon, Reading, RG8 9NN, sourced from the PlanIt planning register.

2 Tree Cottages has no planning applications on record.

3

But the area is active

3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

Price

Sales history & valuation

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

£431,000

Modelled from EPC, postcode comparables and a sale-price growth of 3.7% per year over 16 years.

See how we calculated this
Last sold (2025)

£424,500

Growth on file: 3.7% per year over 16 years.

Sales timeline

  1. 7 March 2025Most recent

    £424,500

    +32.7%over 7 years

  2. 30 May 2017

    £320,000

    +35.6%over 8 years

  3. 10 February 2009

    £236,000

Median price across the last 5 sales in RG8 9NN: £537,500 (2023–2013).

On the street

Versus other Reading Road homes

Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Tree Cottages is notably below the street on years held.

Price per m²

£4,565

Street avg £4,812

On par

Floor Area

93 m²

Street avg 171 m²

Below

Habitable Rooms

3 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

3.9 t/year

Street avg 10.0 t/year

Above
Before you decide

Everything you need to know about 2 Tree Cottages

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.
£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
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

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

Park Wall Lane — bus stop.

Closest school

2.6 km

Basildon C.E. 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 9NN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG8 9NN

Daytime· 07:00 – 23:00

45.6dB

Low
Night-time road noise heatmap for RG8 9NN

Night-time· 23:00 – 07:00

38.6dB

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 2 Tree Cottages, Reading Road, Lower Basildon, Reading, RG8 9NN. Each answer is also embedded as structured data for search engines.