Model valuation£417,0008 Busby Close
Local market context
23 Beech Rise, Sonning Common, Reading, RG4 9TJ
Swimming pool6 planning records
Estimated value
£773,000
- Since the 2013 sale (£520,000)+49%
- Against RG4 9TJ's recent median (£525,000)+47%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Floor area
113 m²
1219 sq ft
Energy rating
D
Score 65
Council tax
Band F
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
£773,000
- Against its 2013 sale (£520,000)+49%
- Against RG4 9TJ's recent median (£525,000)+47%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Beech Rise is modelled from its 113 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG4 9TJ. 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
113 m² from the EPC lodged in August 2011
Sales of this home
2 sales recorded, the latest in 2013
Recent sales in RG4 9TJ
5 sales, median £525,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 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.
23 Beech Rise valuation sits well clear of the typical sold price in this postcode.
Sales timeline
22 March 2013Most recent
£520,000
+4.2%over 5 years2 September 2007
£499,000
Median price across the last 5 sales in RG4 9TJ: £525,000 (2025–2022).
Nearby sales in RG4 9TJ
7 Beech Rise, Sonning Common, Reading, RG4 9TJ
Sold Mar 2025
£525,0002 Beech Rise, Sonning Common, Reading, RG4 9TJ
Sold Mar 2025
£545,0008 Beech Rise, Sonning Common, Reading, RG4 9TJ
Sold Jul 2024
£420,00021 Beech Rise, Sonning Common, Reading, RG4 9TJ
Sold Nov 2019
£425,0001 Beech Rise, Sonning Common, Reading, RG4 9TJ
Sold Aug 2013
£334,000
What this page doesn't show
1 potential issue has already been flagged for 23 Beech Rise, Sonning Common, Reading, RG4 9TJ. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 23 Beech Rise
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Beech Rise is a four-bedroom detached house in Sonning Common, Reading, Reading (RG4 9TJ). It has a recorded floor area of 113 m² (around 1219 sq ft), construction records dating it to 1950-1966 and council tax band F. There is a swimming pool on the plot, uncommon for the area. The latest certificate (August 2011) shows a D (score 65), on the cusp of jumping into the C band. The latest certificate is from August 2011, so improvements made since then won't be reflected.
At 113 m² the property is well over the postcode median (78 m² across 12 EPCs), placing it in the larger end of the local stock. Last changed hands 13 years ago, in March 2013. 6 planning records sit against the property, 0 approved, 0 refused. Across 2007–2013, sale prices on this property compounded at 0.7% per year. Today's modelled estimate of £773,000 is 48.7% above the 2013 sale price.
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
- Bedrooms4
- Dining roomYes
- Utility roomYes
- EnsuiteYes
Outside
- Private gardenYes
- ParkingOff road
- Swimming poolYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 23 Beech Rise
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
23 Beech Rise'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 03 Aug 2021
Current Certificate
Aug 2011EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 3 August 2021
Planning history
Applications and permits filed against 23 Beech Rise, Sonning Common, Reading, RG4 9TJ, sourced from the PlanIt planning register.
Multiple extension applications run across more than a decade of planning history at 23 Beech Rise.
6 applications on record at 23 Beech Rise, Sonning Common, Reading, RG4 9TJ
6decisions4extensions150documents6nearby
Flagged:Retrospective
- Oct 2006ExtensionAmendmentOutcome in report
Extension of front dormer and alteration to front boundary wall.
- Documents
- 11 docs on file
- Reference
- P06/E0861/RET
- More recent applications — locked
- ExtensionFeb 2020Decision
- ConservatoryJul 2014Decision
+ 3 more applications in the report
Unlock 23 Beech Rise, Sonning Common, Reading, RG4 9TJ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (6 on record)
- All 6 applications on this property in full, plus 6 notable nearby
- The 150 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Beech Rise homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
23 Beech Rise outperforms the street on floor area by a wide margin.
Price per m²
£4,593
Street avg £4,917
Floor Area
113 m²
Street avg 78 m²
Habitable Rooms
6 rooms
Street avg 4 rooms
CO₂ Emissions
5.8 t/year
Street avg 4.0 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.
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
0.3 km
Gravel Hill Top — bus stop.
Closest school
0.8 km
Sonning Common Primary School. 4 schools nearby.
Nearest schools
- Sonning Common Primary SchoolPrimary787m
- Maiden Erlegh Chiltern EdgeSecondary1.0km
- Peppard Church of England Primary SchoolPrimary1.1km
- Kidmore End Church of England Primary SchoolPrimary1.6km
Nearest stops
- Gravel Hill TopBus stop251m
- Gravel Hill TopBus stop256m
- Gravel Hill TopBus stop290m
- Sedgewell RoadBus stop306m
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.
Road noise across the postcode
Modelled day and night-time noise levels around RG4 9TJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.1dB
Night-time· 23:00 – 07:00
38.8dB
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
Mid 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,220 · 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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£665k
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1 Chippendale Close, Tokers Green
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£553k
1 Bardolphs Close, Chazey Heath
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£518k
1 Bramley Crescent, Sonning Common
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£467k
1 Dysons Wood Farm Cottages, Tokers Green Lane, Tokers Green
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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 23 Beech Rise is modelled from its 113 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG4 9TJ. 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. 2 sales are recorded for 23 Beech Rise. 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 Beech Rise was lodged in August 2011 at band D and expired in August 2021, 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. 6 applications are matched to 23 Beech Rise. 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 4 schools and 30 stops listed are measured in a straight line from RG4 9TJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23 Beech Rise is in council tax band F. 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 23 Beech Rise, Sonning Common, Reading, RG4 9TJ. Each answer is also embedded as structured data for search engines.
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- Every home in RG4 9TJSold prices, values and energy ratings for the postcode
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- 23 Beech Rise, Sonning Common, Reading valuationHow the estimate is built and what moves it
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