Model valuation£417,0008 Busby Close
Local market context
55 Beecham Road, Reading, RG30 2RA
5 sales on record
Estimated value
£340,000
- Since the 2025 sale (£322,500)+5%
- Against RG30 2RA's recent median (£310,000)+10%
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
Detached
Bedrooms
3
Bathroom
1
Floor area
79 m²
850 sq ft
Energy rating
C
Score 71
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
£340,000
- Against its 2025 sale (£322,500)+5%
- Against RG30 2RA's recent median (£310,000)+10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 55 Beecham Road is modelled from its 79 m² EPC floor area, its 5 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 May 2025
Sales of this home
5 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.
Sale price has at least doubled since 2003.
Sales timeline
15 September 2025Most recent
£322,500
+7.5%over 8 years29 September 2016
£300,000
+27.7%over 1 year20 January 2015
£235,000
+34.3%over 5 years14 December 2009
£175,000
+16.7%over 6 years10 March 2003
£150,000
Median price across the last 5 sales in RG30 2RA: £310,000 (2025–2022).
What this page doesn't show
1 potential issue has already been flagged for 55 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 55 Beecham Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
55 Beecham Road is a three-bedroom detached 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 (May 2025) shows a C (score 71). When first surveyed in May 2009 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Poor to Very Good. The recommended improvements would push it to B (score 84).
A recent sale: £322,500 in September 2025. Across the public record there are 5 sales, relatively high churn for a single property. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Across 2003–2025, sale prices on this property compounded at 3.5% per year. On a £-per-square-foot basis, the last sale (£379/sq ft) was about 101.8% 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
- Bedrooms3
- Bathrooms1
- Dining roomYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 55 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.
Current Certificate(1 of 2)
May 2025
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 May 2035
Property Improvements
Changes detected from historical EPC data
May 2025from May 2009
EPC improved fromD65toC71
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
14%78%
More low energy lighting installed
Planning history
Applications and permits filed against 55 Beecham Road, Reading, RG30 2RA, sourced from the PlanIt planning register.
55 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.
On epc rating, 55 Beecham Road stands well clear of the street.
Price per m²
£4,082
Street avg £2,874
Floor Area
79 m²
Street avg 85 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.6 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-eraDetached HouseEPC CPre-1919 build
Because the property was built before 1919, 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.
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RG30 2UD
3 bed1 bath
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1 Drayton Road
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3 bed2 bath
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1 Burrcroft Court
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3 bed
£304k
1 Belmont Road
RG30 2UT
2 bed1 bath
£300k
1 Albany Road
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2 bed1 bath
£267k
1 Artillery Mews, Tilehurst Road
RG30 2JN
2 bed
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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 55 Beecham Road is modelled from its 79 m² EPC floor area, its 5 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. 5 sales are recorded for 55 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 55 Beecham Road was lodged in May 2025 at band C and is valid until May 2035. 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 55 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
- 55 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 55 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
- 55 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