Model valuation£417,0008 Busby Close
Local market context
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
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.
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.
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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 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
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
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 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Current estimate
See how we calculated this£431,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.7% per year over 16 years.
Last sold (2025)
£424,500
Growth on file: 3.7% per year over 16 years.
Sales timeline
7 March 2025Most recent
£424,500
+32.7%over 7 years30 May 2017
£320,000
+35.6%over 8 years10 February 2009
£236,000
Median price across the last 5 sales in RG8 9NN: £537,500 (2023–2013).
Nearby sales in RG8 9NN
1 Tree Cottages, Reading Road, Lower Basildon, Reading, RG8 9NN
Sold Apr 2023
£372,000Rose Bank, Reading Road, Lower Basildon, Reading, RG8 9NN
Sold Jun 2019
£537,5003 Tree Cottages, Reading Road, Lower Basildon, Reading, RG8 9NN
Sold Jul 2018
£1,869,444Berins Ridge, Reading Road, Lower Basildon, Reading, RG8 9NN
Sold Feb 2013
£615,000Old School House, Reading Road, Lower Basildon, Reading, RG8 9NN
Sold May 2010
£550,000
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
Floor Area
93 m²
Street avg 171 m²
Habitable Rooms
3 rooms
Street avg 7 rooms
CO₂ Emissions
3.9 t/year
Street avg 10.0 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.
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.
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· 07:00 – 23:00
45.6dB
Night-time· 23:00 – 07:00
38.6dB
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 2 Tree Cottages, Reading Road, Lower Basildon, Reading, RG8 9NN. Each answer is also embedded as structured data for search engines.