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23 Beecham Road, Reading, RG30 2RA

Estimated value

£329,000

  • Since the 2016 sale (£241,000)+37%
  • Against RG30 2RA's recent median (£310,000)+6%

Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
End terrace
Bedrooms
2
Bathrooms
2
Floor area
56 m²
603 sq ft
Energy rating
F
Score 22
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£329,000

  • Against its 2016 sale (£241,000)+37%
  • Against RG30 2RA's recent median (£310,000)+6%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 23 Beecham Road is modelled from its 56 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG30 2RA. 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

    56 m² from the EPC lodged in November 2021

  • Sales of this home

    1 sale recorded, the latest in 2016

  • Recent sales in RG30 2RA

    5 sales, median £310,000 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

23 Beecham Road valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 30 March 2016Most recent

    £241,000

Median price across the last 5 sales in RG30 2RA: £310,000 (2025–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 23 Beecham Road, Reading, RG30 2RA. The detail, evidence and what to ask about it are in the Risks Report.
  • Signs of HMO activity in the areaIn 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

Overview

About 23 Beecham Road

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

23 Beecham Road is a two-bedroom end-of-terrace house in Reading (RG30 2RA). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (November 2021) shows an F (score 22), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since September 2015. Between certificates, roof efficiency went from Very Poor to Good; while hot-water efficiency dropped from Average to Very Poor and main heating dropped from Average to Very Poor. The recommended improvements would lift it to B (score 86), a 4-band jump. Main heating runs on electricity. Other recorded features include a loft.

At 56 m² it sits well below the postcode median (81 m² across 29 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £329,000 is 36.5% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£400/sq ft) was about 110.5% above the typical sold price in the postcode. Last sold in March 2016, so it's been off the market for around 10 years.

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
  • Dining roomYes
  • StudyYes
  • LoftYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 23 Beecham Road

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the area

Pick your report · from £14.99

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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.

23 Beecham Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 2)
Nov 2021

EPC Rating

A
B
C
D
E
F
F22
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 18 November 2031

5 years remaining

Property Improvements

Changes detected from historical EPC data

Nov 2021from Sept 2015
Heating System
Gas BoilerRoom Heaters

Heating system changed

Main Fuel
GasElectric

Changed to a more efficient fuel source

Hot Water
Gas MultipointInstantaneous

Hot water system changed

Windows
Mostly DoubleFull Double

Windows upgraded, improving insulation

Roof Insulation
UninsulatedInsulated

Roof insulation improved

Planning

Planning history

Applications and permits filed against 23 Beecham Road, Reading, RG30 2RA, sourced from the PlanIt planning register.

23 Beecham Road has no planning applications on record.

8

But the area is active

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

On the street

Versus other Beecham Road homes

Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.

23 Beecham Road is notably below the street on floor area.

Price per m²

£4,304

Street avg £2,863

Strongly above

Floor Area

56 m²

Street avg 86 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 5 rooms

Above

CO₂ Emissions

5.1 t/year

Street avg 4.4 t/year

Below
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

Crime

356/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Brock Gardens — bus stop.

Closest school

0.3 km

Wilson Primary School. 28 schools nearby.

Nearest schools

  • Wilson Primary SchoolPrimary273m
  • Battle Primary AcademyPrimary738m
  • Ranikhet AcademyPrimary771m
  • English Martyrs' Catholic Primary SchoolPrimary1.1km

Nearest stops

  • Brock GardensBus stop135m
  • Pond HouseBus stop204m
  • Pond HouseBus stop246m
  • Wantage RoadBus stop301m

Most reported crime locally

  • Violence & Sexual Offences2,080 reports42%
  • Anti-social Behaviour603 reports12%
  • Other Theft384 reports8%
  • Public Order384 reports8%

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 RG30 2RA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG30 2RA

Daytime· 07:00 – 23:00

51.2dB

Low
Night-time road noise heatmap for RG30 2RA

Night-time· 23:00 – 07:00

40.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraEnd-Terrace HouseEPC FPre-1919 buildSolid (non-cavity) walls

Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£304k

1 Belmont Road

RG30 2UT

2 bed1 bath
£300k

1 Albany Road

RG30 2UL

2 bed1 bath
£267k

1 Artillery Mews, Tilehurst Road

RG30 2JN

2 bed
£251k

1 Bayeux Court, Connaught Road

RG30 2US

2 bed2 bath
£226k

1 Cox Hollow, Southcote Road

RG30 2LA

2 bed2 bath
£216k

1 Baron Court

RG30 2BP

2 bed1 bath
£209k

1 Dorchester Court, Liebenrood Road

RG30 2DS

2 bed1 bath
£207k

1 Beacon Court, Southcote Road

RG30 2ER

2 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 23 Beecham Road is modelled from its 56 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG30 2RA. 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. 1 sale is recorded for 23 Beecham Road. 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 23 Beecham Road was lodged in November 2021 at band F and is valid until November 2031. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 23 Beecham 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 RG30 2RA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
23 Beecham 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 23 Beecham Road, Reading, RG30 2RA. Each answer is also embedded as structured data for search engines.

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