Model valuation£417,0008 Busby Close
Local market context
45 Beecham Road, Reading, RG30 2RA
4 sales on record
Estimated value
£347,000
- Since the 2025 sale (£340,000)+2%
- Against RG30 2RA's recent median (£310,000)+12%
Newest record on this page: December 2025. 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
79 m²
850 sq ft
Energy rating
D
Score 67
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
£347,000
- Against its 2025 sale (£340,000)+2%
- Against RG30 2RA's recent median (£310,000)+12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Beecham Road is modelled from its 79 m² EPC floor area, its 4 recorded sales 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
79 m² from the EPC lodged in January 2025
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in RG30 2RA
5 sales, median £310,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Latest sale on 45 Beecham Road was the highest on Land Registry record across the postcode.
Sales timeline
7 March 2025Most recent
£340,000
+19.3%over 3 years2 November 2021
£285,000
+29.5%over 7 years29 September 2014
£220,000
+91.3%over 13 years14 June 2001
£115,000
Median price across the last 5 sales in RG30 2RA: £310,000 (2025–2022).
Nearby sales in RG30 2RA
What this page doesn't show
1 potential issue has already been flagged for 45 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
About 45 Beecham Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Beecham Road is a two-bedroom mid-terrace house in Reading (RG30 2RA). It has a recorded floor area of 79 m² (around 850 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (January 2025) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in May 2014 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Very Good and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 86), a 2-band jump. Period features are noted in the property record. Records show the property has been extended at some point in its history.
It changed hands recently, sold March 2025 for £340,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 2001–2025, sale prices on this property compounded at 4.7% per year. On a £-per-square-foot basis, the last sale (£400/sq ft) was about 110.7% 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
- Bathrooms1
- CloakroomYes
Building
- Period featuresYes
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 45 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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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 3)
Jan 2025
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 January 2035
Property Improvements
Changes detected from historical EPC data
Jan 2015from May 2014
Low Energy Lighting
25%50%
More low energy lighting installed
Jan 2025from Jan 2015
EPC improved fromE45toD67
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
50%100%
More low energy lighting installed
Planning history
Applications and permits filed against 45 Beecham Road, Reading, RG30 2RA, sourced from the PlanIt planning register.
45 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.
Versus other Beecham Road homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
45 Beecham Road outperforms the street on price per m² by a wide margin.
Price per m²
£4,304
Street avg £2,863
Floor Area
79 m²
Street avg 85 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.8 t/year
Street avg 4.5 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
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.
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· 07:00 – 23:00
51.2dB
Night-time· 23:00 – 07:00
40.1dB
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 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
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
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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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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 45 Beecham Road is modelled from its 79 m² EPC floor area, its 4 recorded sales 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. 4 sales are recorded for 45 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 45 Beecham Road was lodged in January 2025 at band D and is valid until January 2035. 3 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 45 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
- 45 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 45 Beecham Road, Reading, RG30 2RA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG30 2RASold prices, values and energy ratings for the postcode
- RG 30 property marketPrices, postcodes, schools and transport across the district
- 45 Beecham Road, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales