Model valuation£417,0008 Busby Close
Local market context
8 Beech Rise, Sonning Common, Reading, RG4 9TJ
Extendable3 sales on record1 planning record
Estimated value
£445,000
- Since the 2024 sale (£420,000)+6%
- Against RG4 9TJ's recent median (£525,000)-15%
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
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
69 m²
743 sq ft
Energy rating
D
Score 56
Council tax
Band D
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
£445,000
- Against its 2024 sale (£420,000)+6%
- Against RG4 9TJ's recent median (£525,000)-15%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Beech Rise is modelled from its 69 m² EPC floor area, its 3 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
69 m² from the EPC lodged in June 2024
Sales of this home
3 sales recorded, the latest in 2024
Recent sales in RG4 9TJ
5 sales, median £525,000 (2025–2019)
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 application | 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.
8 Beech Rise has more than doubled in price since the earliest registered sale in 2000.
Sales timeline
16 July 2024Most recent
£420,000
+48.9%over 12 years23 November 2011
£282,000
+91.8%over 10 years20 December 2000
£147,000
Median price across the last 5 sales in RG4 9TJ: £525,000 (2025–2019).
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
£545,00021 Beech Rise, Sonning Common, Reading, RG4 9TJ
Sold Nov 2019
£425,0001 Beech Rise, Sonning Common, Reading, RG4 9TJ
Sold Aug 2013
£334,00023 Beech Rise, Sonning Common, Reading, RG4 9TJ
Sold Mar 2013
£520,000
What this page doesn't show
1 potential issue has already been flagged for 8 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 8 Beech Rise
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Beech Rise is a two-bedroom semi-detached house in Sonning Common, Reading, Reading (RG4 9TJ). It has a recorded floor area of 69 m² (around 743 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (June 2024) shows a D (score 56), a step below the typical UK home. The recommended improvements would lift it to B (score 86), a 2-band jump. Our model identifies extension potential, subject to local planning policy. The home occupies a corner plot.
Across 2000–2024, sale prices on this property compounded at 4.6% per year. On a £-per-square-foot basis, the last sale (£565/sq ft) was about 35.3% above the typical sold price in the postcode. Sold July 2024 for £420,000. One historical planning record sits against the property in 2024.
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
- StudyYes
Outside
- Private gardenWest-facing
- GarageDetached
- Corner plotYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 8 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jun 2024EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Poor
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 June 2034
Planning history
Applications and permits filed against 8 Beech Rise, Sonning Common, Reading, RG4 9TJ, sourced from the PlanIt planning register.
1 application on record at 8 Beech Rise, Sonning Common, Reading, RG4 9TJ
1decisions1extensions10documents6nearby
- Nov 2024ExtensionFullOutcome in report
Extension: Side and rear of property
Single storey side and rear extension to existing bungalow. (Application description amended as per amended plans received 4 October 2024 showing workshop building omitted from the proposal).
- Documents
- 10 docs on file
- Reference
- P24/S2867/HH
Unlock 8 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 (1 on record)
- All 1 application on this property in full, plus 6 notable nearby
- The 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Beech Rise homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Beech Rise outperforms the street on price per m² by a wide margin.
Price per m²
£6,087
Street avg £4,751
Floor Area
69 m²
Street avg 82 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
4.3 t/year
Street avg 4.1 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 2 HomeBuyer Report
Late 20th centurySemi-Detached BungalowEPC D
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 £695 · 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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2 bed
£356k
1 Brinds Close, Sonning Common
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2 bed1 bath
£432k
1 Elm Court, Sonning Common
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3 bed1 bath
£467k
1 Dysons Wood Farm Cottages, Tokers Green Lane, Tokers Green
RG4 9EX
3 bed
£518k
1 Bramley Crescent, Sonning Common
RG4 9LU
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£553k
1 Bardolphs Close, Chazey Heath
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3 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 8 Beech Rise is modelled from its 69 m² EPC floor area, its 3 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. 3 sales are recorded for 8 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 8 Beech Rise was lodged in June 2024 at band D and is valid until June 2034. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 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
- 8 Beech Rise is in council tax band D. 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 8 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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- 8 Beech Rise, Sonning Common, Reading valuationHow the estimate is built and what moves it
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