Model valuation£417,0008 Busby Close
Local market context
1 Beehive Cottages, St Johns Road, Reading, RG1 4EB
Listed buildingSolar panels2 planning records
Estimated value
£314,000
- Since the 2010 sale (£212,000)+48%
- Against RG1 4EB's recent median (£340,000)-8%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
59 m²
635 sq ft
Energy rating
D
Score 66
Council tax
Band C
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£314,000
- Against its 2010 sale (£212,000)+48%
- Against RG1 4EB's recent median (£340,000)-8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Beehive Cottages is modelled from its 59 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 4EB. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
59 m² from the EPC lodged in August 2019
Sales of this home
2 sales recorded, the latest in 2010
Recent sales in RG1 4EB
5 sales, median £340,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Sale price has grown by over 3x since 1996.
Sales timeline
26 February 2010Most recent
£212,000
+241.9%over 13 years23 May 1996
£62,000
Median price across the last 5 sales in RG1 4EB: £340,000 (2026–2022).
What this page doesn't show
2 potential issues have already been flagged for 1 Beehive Cottages, St Johns Road, Reading, RG1 4EB. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 1 Beehive Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Beehive Cottages is a two-bedroom mid-terrace house in Reading (RG1 4EB). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to before 1900 and council tax band C. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. The property has solar panels on record, all of which lower running costs and tend to lift resale appeal. Period features are noted in the property record. The latest certificate (August 2019) shows a D (score 66), on the cusp of jumping into the C band. Earlier certificates rated it C (October 2009); the latest reading is one band lower. Between certificates, window efficiency went from Very Poor to Good; while roof efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 83), a 2-band jump.
Held since February 2010 — that's 16 years off the open market, well above the local norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include a basement excavation, meaningful when judging how the property has evolved. Across 1996–2010, sale prices on this property compounded at 9.3% per year. Today's modelled estimate of £314,000 is 48.1% above the 2010 sale price. On a £-per-square-foot basis, the last sale (£334/sq ft) was about 36.6% above the typical sold price in the postcode. At 59 m² it's 22.4% smaller than the typical home in the postcode (76 m² median across 29 EPCs).
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
Building
- Listed buildingYes
- Solar panelsYes
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 1 Beehive Cottages
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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)
Aug 2019
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.6 t/year
Occupancy
Rented
Certificate validity
Valid until 22 August 2029
Property Improvements
Changes detected from historical EPC data
Aug 2019from Oct 2009
EPC improved fromC71toD66
Hot Water
Very GoodGood
Hot water efficiency decreased
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Low Energy Lighting
90%50%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 1 Beehive Cottages, St Johns Road, Reading, RG1 4EB, sourced from the PlanIt planning register.
2 applications on record at 1 Beehive Cottages, St Johns Road, Reading, RG1 4EB
2decisions2extensions9documents16nearby
- Jan 2012BasementFullOutcome in report
Enlargement of basement, with additional window and light well and amendment to entrance steps
- Documents
- 4 docs on file
- Reference
- PL/11/0015
- More recent applications — locked
- BasementJan 2012Decision
Unlock 1 Beehive Cottages, St Johns Road, Reading, RG1 4EB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 16 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other St Johns Road homes
Four headline reads against 26 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 1 Beehive Cottages lags the street by a wide margin.
Price per m²
£3,593
Street avg £3,796
Floor Area
59 m²
Street avg 80 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.6 t/year
Street avg 3.9 t/year
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.
Crime
623/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Eldon Road — bus stop.
Closest school
0.4 km
Kendrick School. 34 schools nearby.
Nearest schools
- Kendrick SchoolSecondary360m
- St John's Church of England Primary SchoolPrimary510m
- Reading SchoolSecondary639m
- New Town Primary SchoolPrimary821m
Nearest stops
- Eldon RoadBus stop99m
- Eldon RoadBus stop102m
- Eldon RoadBus stop164m
- Huntley and PalmersBus stop255m
Most reported crime locally
- Violence & Sexual Offences3,065 reports33%
- Shoplifting1,458 reports16%
- Anti-social Behaviour868 reports9%
- Public Order811 reports9%
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 RG1 4EB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.5dB
Night-time· 23:00 – 07:00
45.6dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraMid-Terrace HouseEPC DPre-1919 buildListed buildingSolid (non-cavity) walls
Because the property was built before 1919, is a listed building, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 1 Beehive Cottages is modelled from its 59 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG1 4EB. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 1 Beehive Cottages. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 1 Beehive Cottages was lodged in August 2019 at band D and is valid until August 2029. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 1 Beehive Cottages. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 15 months, which places each incident at an approximate point. The 34 schools and 30 stops listed are measured in a straight line from RG1 4EB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Beehive Cottages is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 1 Beehive Cottages, St Johns Road, Reading, RG1 4EB. Each answer is also embedded as structured data for search engines.
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