Model valuation£417,0008 Busby Close
Local market context
9 Beecham Road, Reading, RG30 2RA
2 planning records
Estimated value
£325,000
- Since the 2002 sale (£114,000)+185%
- Against RG30 2RA's recent median (£310,000)+5%
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
Habitable rooms
5
From EPC
Floor area
103 m²
1109 sq ft
Energy rating
D
Score 59
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
£325,000
- Against its 2002 sale (£114,000)+185%
- Against RG30 2RA's recent median (£310,000)+5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Beecham Road is modelled from its 103 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
103 m² from the EPC lodged in November 2019
Sales of this home
1 sale recorded, the latest in 2002
Recent sales in RG30 2RA
5 sales, median £310,000 (2025–2024)
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 | 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.
9 Beecham Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
4 January 2002Most recent
£114,000
Median price across the last 5 sales in RG30 2RA: £310,000 (2025–2024).
Nearby sales in RG30 2RA
What this page doesn't show
1 potential issue has already been flagged for 9 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 9 Beecham Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Beecham Road is a mid-terrace house in Reading (RG30 2RA). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (November 2019) shows a D (score 59), a step below the typical UK home. The recommended improvements would lift it to B (score 83), a 2-band jump.
Untraded for 25 years, with the last transfer in January 2002. At 103 m² the property is well over the postcode median (79 m² across 29 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £325,000 sits 185.1% above the 2002 sale of £114,000. On a £-per-square-foot basis, the last sale (£103/sq ft) was about 46.2% below the postcode norm. 2 planning records sit against the property, 0 approved, 2 refused.
Before you decide
Everything you need to know about 9 Beecham Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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
Nov 2019EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.0 t/year
Occupancy
Rented
Certificate validity
Valid until 29 November 2029
Planning history
Applications and permits filed against 9 Beecham Road, Reading, RG30 2RA, sourced from the PlanIt planning register.
2 applications on record at 9 Beecham Road, Reading, RG30 2RA
2decisions2extensions12documents8nearby
- Jan 2015ExtensionOutcome in report
Extension: Single storey · Rear of property
Proposed first floor rear extension and internal alterations
- Documents
- 9 docs on file
- Reference
- 141335
- More recent applications — locked
- ExtensionJan 2015Decision
Unlock 9 Beecham Road, Reading, RG30 2RA'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 8 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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 price per m², 9 Beecham Road runs well behind the street norm.
Price per m²
£1,107
Street avg £3,023
Floor Area
103 m²
Street avg 84 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
5.0 t/year
Street avg 4.4 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 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
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 9 Beecham Road is modelled from its 103 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 9 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 9 Beecham Road was lodged in November 2019 at band D and is valid until November 2029. 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 9 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
- 9 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 9 Beecham Road, Reading, RG30 2RA. Each answer is also embedded as structured data for search engines.
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- Every home in RG30 2RASold prices, values and energy ratings for the postcode
- RG 30 property marketPrices, postcodes, schools and transport across the district
- 9 Beecham Road, Reading valuationHow the estimate is built and what moves it
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