Model valuation£417,0008 Busby Close
Local market context
2 Beech Road, Reading, RG2 7EE
2 planning records
Estimated value
£409,000
- Against RG2 7EE's recent median (£198,500)+106%
Newest record on this page: September 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
101 m²
1082 sq ft
Energy rating
C
Score 73
Council tax
Band C
Tenure
Owner Occupied
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
£409,000
- Against RG2 7EE's recent median (£198,500)+106%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Beech Road is modelled from its 101 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 7EE. 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
101 m² from the EPC lodged in February 2009
Sales of this home
No sale recorded since 1995
Recent sales in RG2 7EE
4 sales, median £198,500 (2024–1999)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2024 | 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.
2 Beech Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 4 sales in RG2 7EE: £198,500 (2024–1999).
What this page doesn't show
2 potential issues have already been flagged for 2 Beech Road, Reading, RG2 7EE. 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 2 Beech Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Beech Road is a semi-detached house in Reading (RG2 7EE). It has a recorded floor area of 101 m² (around 1082 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (February 2009) shows a C (score 73). The latest certificate is from February 2009, so improvements made since then won't be reflected.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 2 Beech Road
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.
2 Beech Road's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Feb 2019
Current Certificate
Feb 2009EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
3.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 28 February 2019
Planning history
Applications and permits filed against 2 Beech Road, Reading, RG2 7EE, sourced from the PlanIt planning register.
2 applications on record at 2 Beech Road, Reading, RG2 7EE
2decisions2extensions9documents12nearby
- Apr 2011ExtensionFullOutcome in report
Extension to provide a shower room for a disabled person.
- Documents
- 3 docs on file
- Reference
- PL/11/0101
- More recent applications — locked
- ExtensionApr 2011Decision
Unlock 2 Beech Road, Reading, RG2 7EE'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 12 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
327/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Beech Road — bus stop.
Closest school
0.4 km
Whiteknights Primary School. 28 schools nearby.
Nearest schools
- Whiteknights Primary SchoolPrimary387m
- The Ridgeway Primary SchoolPrimary409m
- Hillside Primary SchoolPrimary897m
- Reading Girls' SchoolSecondary1.2km
Nearest stops
- Beech RoadBus stop53m
- The MaidensBus stop201m
- The MaidensBus stop238m
- Cressingham Road ChurchBus stop345m
Most reported crime locally
- Violence & Sexual Offences1,694 reports37%
- Shoplifting638 reports14%
- Anti-social Behaviour466 reports10%
- Other Theft373 reports8%
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 RG2 7EE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.0dB
Night-time· 23:00 – 07:00
40.7dB
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-eraSemi-Detached HouseEPC CPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
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 2 Beech Road is modelled from its 101 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG2 7EE. 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. No sale is recorded for 2 Beech Road, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 2 Beech Road was lodged in February 2009 at band C and expired in February 2019, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 Beech Road. 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 14 months, which places each incident at an approximate point. The 28 schools and 30 stops listed are measured in a straight line from RG2 7EE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Beech Road 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 2 Beech Road, Reading, RG2 7EE. Each answer is also embedded as structured data for search engines.
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- Every home in RG2 7EESold prices, values and energy ratings for the postcode
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