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Berrybrook, Playhatch Road, Sonning Eye, Reading, RG4 6TU

3 sales on record2 planning records

Estimated value

£771,000

  • Since the 2020 sale (£700,000)+10%
  • Against RG4 6TU's recent median (£620,000)+24%

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

Learn about this valuation
Property type
Detached
Habitable rooms
6
From EPC
Floor area
142 m²
1528 sq ft
Energy rating
C
Score 72
Council tax
Band E
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

£771,000

  • Against its 2020 sale (£700,000)+10%
  • Against RG4 6TU's recent median (£620,000)+24%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Berrybrook is modelled from its 142 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG4 6TU. 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

    142 m² from the EPC lodged in July 2014

  • Sales of this home

    3 sales recorded, the latest in 2020

  • Recent sales in RG4 6TU

    5 sales, median £620,000 (2025–2002)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull 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.

Sale price has at least doubled since 2005.

Sales timeline

  1. 31 January 2020Most recent

    £700,000

    +7.7%over 5 years

  2. 5 December 2014

    £650,000

    +160.0%over 9 years

  3. 16 May 2005

    £250,000

Median price across the last 5 sales in RG4 6TU: £620,000 (2025–2002).

Risks

What this page doesn't show

2 potential issues have already been flagged for Berrybrook, Playhatch Road, Sonning Eye, Reading, RG4 6TU. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Environmental risk flaggedIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

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Overview

About Berrybrook

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

Berrybrook is a detached house in Sonning Eye, Reading, Reading (RG4 6TU). It has a recorded floor area of 142 m² (around 1528 sq ft), construction records dating it to 2003-2006 and council tax band E. The latest certificate (July 2014) shows a C (score 72). The recommended improvements would push it to B (score 81). The latest certificate is from July 2014, so improvements made since then won't be reflected.

2 planning records sit against the property, 0 approved, 0 refused. Across 2005–2020, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £771,000 is 10.1% above the 2020 sale price. Most recent transfer: January 2020 at £700,000.

Before you decide

Everything you need to know about Berrybrook

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

Larger development activity nearbyEnvironmental risk flagged

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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.

Berrybrook'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 14 Jul 2024

Current Certificate
Jul 2014

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 14 July 2024

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against Berrybrook, Playhatch Road, Sonning Eye, Reading, RG4 6TU, sourced from the PlanIt planning register.

Berrybrook has been extended on multiple sides of the property across separate planning applications.

2 applications on record at Berrybrook, Playhatch Road, Sonning Eye, Reading, RG4 6TU

2decisions2extensions19documents7nearby
  1. Jul 2007
    Extension
    Outcome in report

    Extension: Two storey · Side of property

    Two storey side extension.

    Documents
    10 docs on file
    Reference
    P07/E0704
    Full record in report
  2. More recent applications — locked
  3. PorchDecision

Unlock Berrybrook, Playhatch Road, Sonning Eye, Reading, RG4 6TU'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 7 notable nearby
  • The 19 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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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

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

134/mo

Steady year-on-year across the wider district.

Nearest stop

0.7 km

Playhatch Roundabout — bus stop.

Closest school

1.6 km

Sonning Church of England Primary School. 11 schools nearby.

Nearest schools

  • Sonning Church of England Primary SchoolPrimary1.6km
  • St Martin's Catholic Primary SchoolPrimary1.9km
  • Caversham Park Primary SchoolPrimary2.0km
  • Micklands Primary SchoolPrimary2.1km

Nearest stops

  • Playhatch RoundaboutBus stop699m
  • Garden CentreBus stop785m
  • High StreetBus stop1.1km
  • High StreetBus stop1.1km

Most reported crime locally

  • Violence & Sexual Offences740 reports34%
  • Shoplifting372 reports17%
  • Anti-social Behaviour210 reports10%
  • Other Theft178 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 RG4 6TU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG4 6TU

Daytime· 07:00 – 23:00

49.2dB

Low
Night-time road noise heatmap for RG4 6TU

Night-time· 23:00 – 07:00

42.6dB

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 2 HomeBuyer Report

21st centuryDetached HouseEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £995 · 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.
£684k

1 Dacre Avenue, Caversham

RG4 6NU

£661k

1 Fairfax Close, Caversham

RG4 6DA

4 bed2 bath
£599k

1 Almond Drive, Caversham

RG4 6NH

4 bed2 bath
£583k

1 Eynsford Close, Caversham

RG4 6QX

4 bed2 bath
£573k

1 Elstow Avenue, Caversham

RG4 6RX

4 bed
£570k

1 Carisbrooke Close, Caversham

RG4 6SB

£554k

1 Blackwater Close, Caversham

RG4 6NP

4 bed2 bath
£549k

1 Copse Avenue, Caversham

RG4 6LX

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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 Berrybrook is modelled from its 142 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG4 6TU. 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. 3 sales are recorded for Berrybrook. 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 Berrybrook was lodged in July 2014 at band C and expired in July 2024, 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 Berrybrook. 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 16 months, which places each incident at an approximate point. The 11 schools and 30 stops listed are measured in a straight line from RG4 6TU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Berrybrook is in council tax band E. 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 Berrybrook, Playhatch Road, Sonning Eye, Reading, RG4 6TU. Each answer is also embedded as structured data for search engines.

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