# 2 bedroom apartment for sale (RG8 8EZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, BOWLING GREEN FARMHOUSE, TRENTHAMS CLOSE, READING, PURLEY ON THAMES, WEST BERKSHIRE RG8 8EZ |
| Price | £259,500 |
| Bedrooms | 2 |
| Construction age | England and Wales: before 1900 |
| Floor area | 101 m² |
| Last sold | £249,950 Dec 2011 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 14/06/2036
- **Current heating cost:** £3,423/year
- **Est. upgrade cost to C:** £33,600

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- W2 (£5,000 - £10,000)
- D (£150 - £250)
- L2 (£1,200 - £2,400)
- Y (£600 - £1,500)
- O (£4,500 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8136-0526-3600-0515-3292)

## Description

An elegant spacious ground floor apartment with magnificent 24' reception room created from the conversion of a Grade II listed period farmhouse conveniently located for access to Reading town centre and Pangbourne.

Purley on Thames

An attractive location just north west of the leading commercial centre of Reading lying to the south of the river with views across to the southern tip of the Chiltern Hills.  Pangbourne is within close proximity providing a good range of local shopping, professional and medical services with a Waitrose superstore two miles away at Tilehurst.  There is a post office and general store within walking distance, recreation ground and social club together with the Purley CofE infants school (outstanding Ofsted report).  The surrounding area provides excellent riverside and country walks together with a variety of many historic villages and places of interest.

Bowling Green Farmhouse

An attractive and clever conversion of a Grade II listed period property containing ten apartments retaining the intrinsic character of the building including such features as high ceilings and deep sash windows.  No.1 is the prime apartment featuring a magnificent high ceiling reception room together with personal access to private garden terrace.

Accommodation: Presented in excellent order throughout as illustrated on the accompanying floorplan featuring the following:

-Heating by means of individually controlled electric radiators on Economy 10 tariff

-A combination of stripped timber flooring and tiling

-Moulded ceiling cornices and roses

-Personal access to terrace and garden

Communal access with entry phone system to spacious carpeted foyer with level access to front door.

Hallway: Entry phone system.

Sitting/Dining Room: An elegant dual aspect room with large bay window and ceiling height of 13'6".  Stripped and sealed timber flooring, decorative moulded ceiling cornices and rose, Georgian pane sash window to front elevation, ornamental Adam style fireplace with marble hearth.

Kitchen: Range of base and wall mounted cabinets, shelved storage and drawer space, roll top laminate work surfaces, single drainer sink unit with mixer tap, spaces for cooker, refrigerator, dishwasher and laundry appliances, extractor canopy with fan and light.  Door to rear communal garden.

Master Bedroom: Front aspect.  Extensive range of floor to ceiling fitted wardrobe cupboards with shelving above, stripped and sealed timber flooring, decorative ceiling roses.

Bedroom Two: Rear aspect.  Sash window, wall light point, tiled flooring, extractor fan.

Bathroom: Dual aspect.  White suite comprising panelled bath with hand shower attachment, separate tiled shower cubicle with electric thermostatically controlled unit, contemporary style wash basin with mixer tap and splashback, w.c., tiled flooring, extractor fan.  Airing Cupboard containing hot water cylinder tank with twin immersion heaters.

OUTSIDE

A feature of the property is the exclusive private decked terrace enclosed by dwarf wall enjoying a south facing aspect adjacent to the communal garden which in turn has closed boarded fenced boundaries.

The property is approached over tarmacadam forecourt with allocated visitor and car parking spaces.  Communal garden to the rear directly accessed from personal doors from the kitchen and hallway.

Energy Performance Rating: The full results of the Energy Performance Assessment can be supplied upon request.

Tenure: Held upon a long lease at a ground rent of £100 per annum, the Management Company now own the freehold in which each resident holds a share.  The management of the property is conducted by the Committee of the Management Company overseen by Managing Agents, the current service charge being £100 per month to include common part cleaning, maintenance and building insurance.

Services: Mains water, drainage, and electricity are connected.

Local Authority: West Berkshire District Council, Market Street, Newbury.

Council Tax: Payable for year 2011/2012 - £1,489.81

Postcode: RG8 8EZ

Directions: From the centre of Pangbourne proceed on the A329 towards Reading and after about 1.5 miles turn right at the roundabout into Sherwood Rise, turning first left into Bowling Green Lane then left again into Trenthams Close at the end of which the entrance to the Farmhouse will be found.

## Property Photos

- ![Photo](/listings/photos/34738169/1072338)
- ![Photo](/listings/photos/34738169/1072339)
- ![Photo](/listings/photos/34738169/1072341)
- ![Photo](/listings/photos/34738169/1072343)
- ![Photo](/listings/photos/34738169/1072347)
- ![Photo](/listings/photos/34738169/1072350)
- ![Photo](/listings/photos/34738169/1072355)
- ![Photo](/listings/photos/34738169/1072359)
- ![Photo](/listings/photos/34738169/1072363)

## Floorplans

- ![Floorplan 1](/listings/photos/34738169/1072366) - Floorplan 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| BOWLING GREEN FARMHOUSE FLAT 1 TRENTHAMS CLOSE, PURLEY ON THAMES, READING, WEST BERKSHIRE, RG8 8EZ | £249,950 | 16/12/2011 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 49 HORSECROFT WAY, TILEHURST, READING, WEST BERKSHIRE, RG31 6XW | £275,000 | 09/01/2026 | Flat |
| 16 SAUNDERS COURT, PURLEY ON THAMES, READING, WEST BERKSHIRE, RG8 8EW | £255,000 | 01/04/2022 | Flat |
| 20 SAUNDERS COURT, PURLEY ON THAMES, READING, WEST BERKSHIRE, RG8 8EW | £250,000 | 23/03/2022 | Flat |
| BOWLING GREEN FARMHOUSE FLAT 5 TRENTHAMS CLOSE, PURLEY ON THAMES, READING, WEST BERKSHIRE, RG8 8EZ | £225,000 | 30/09/2021 | Flat |
| BOWLING GREEN FARMHOUSE FLAT 7 TRENTHAMS CLOSE, PURLEY ON THAMES, READING, WEST BERKSHIRE, RG8 8EZ | £270,000 | 27/08/2021 | Flat |
| 6 SAUNDERS COURT, PURLEY ON THAMES, READING, WEST BERKSHIRE, RG8 8EW | £235,000 | 02/08/2021 | Flat |

**Area average:** £251,667 (6 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £442,500 (5 Flat, RG8, 2024–2026)
- **Deviation:** -41.4%

## Rental Range

*ONS Price Index of Private Rents (West Berkshire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,161/mo
- **Realistic:** £1,290/mo
- **Optimistic:** £1,419/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Horsecroft Way, RG31 | £1,350/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Semi-Detached House, Devonshire Gardens, RG31 | £1,550/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £1,450/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,450/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 14.9×
- **Monthly cashflow:** £258/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £2,569/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 28.1%
- **10y growth:** 79.1%

## House Price Index (HM Land Registry)

*Official index for West Berkshire; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2.7%
- **5y growth (index):** 6.8%
- **10y growth (index):** 13.3%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)