Model valuation£417,0008 Busby Close
Local market context
Westdene, Basingstoke Road, Spencers Wood, Reading, RG7 1AP
6 planning records
Estimated value
£936,000
- Since the 2021 sale (£935,000)0%
- Against RG7 1AP's recent median (£545,000)+72%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
207 m²
2228 sq ft
Energy rating
D
Score 61
Council tax
Band G
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
£936,000
- Against its 2021 sale (£935,000)0%
- Against RG7 1AP's recent median (£545,000)+72%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Westdene is modelled from its 207 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 1AP. 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
207 m² from the EPC lodged in April 2021
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in RG7 1AP
5 sales, median £545,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
Latest sale on Westdene was the highest on Land Registry record across the postcode.
Sales timeline
29 September 2021Most recent
£935,000
+334.9%over 23 years11 May 1998
£215,000
Median price across the last 5 sales in RG7 1AP: £545,000 (2026–2022).
Nearby sales in RG7 1AP
Frinton, Basingstoke Road, Spencers Wood, Reading, RG7 1AP
Sold Jan 2026
£545,000Reglow Villa, Basingstoke Road, Spencers Wood, Reading, RG7 1AP
Sold Sept 2025
£430,000Kirkley, Basingstoke Road, Spencers Wood, Reading, RG7 1AP
Sold Mar 2025
£505,000Hillside House, Basingstoke Road, Spencers Wood, Reading, RG7 1AP
Sold May 2022
£850,000Uplands, Basingstoke Road, Spencers Wood, Reading, RG7 1AP
Sold Jan 2022
£630,000
What this page doesn't show
1 potential issue has already been flagged for Westdene, Basingstoke Road, Spencers Wood, Reading, RG7 1AP. 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 Westdene
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Westdene is a four-bedroom detached house in Spencers Wood, Reading, Reading (RG7 1AP). It has a recorded floor area of 207 m² (around 2228 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (April 2021) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78). Other recorded features include a conservatory and attached land beyond the plot. Period features are noted in the property record.
At 207 m² the property is well over the postcode median (150 m² across 16 EPCs), placing it in the larger end of the local stock. 6 planning records sit against the property, 5 approved, 1 refused. Past consents include an extension, partial demolition and a conservatory, meaningful when judging how the property has evolved. Across 1998–2021, sale prices on this property compounded at 6.5% per year. On a £-per-square-foot basis, the last sale (£420/sq ft) was about 46% above the typical sold price in the postcode. Most recent transfer: September 2021 at £935,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bathrooms2
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
- StudyYes
- ConservatoryYes
Outside
- LandYes
Building
- Period featuresYes
Before you decide
Everything you need to know about Westdene
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.
Westdene's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Apr 2021EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
8.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 April 2031
Planning history
Applications and permits filed against Westdene, Basingstoke Road, Spencers Wood, Reading, RG7 1AP, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
6 applications on record at Westdene, Basingstoke Road, Spencers Wood, Reading, RG7 1AP
6decisions4extensions77documents8nearby
Flagged:Demolition
- Jun 2000ConservatoryFullOutcome in report
Extension: Single storey · Rear of property
Proposed single storey rear extension to dwelling to form conservatory
Extension- Documents
- 2 docs on file
- Reference
- 002574
- More recent applications — locked
- DemolitionJan 2025Decision
- ConservatoryAug 2023Decision
+ 3 more applications in the report
Unlock Westdene, Basingstoke Road, Spencers Wood, Reading, RG7 1AP'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 8 notable nearby
- The 77 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Basingstoke Road homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for Westdene runs comfortably ahead of the street norm.
Price per m²
£4,517
Street avg £3,620
Floor Area
207 m²
Street avg 150 m²
Habitable Rooms
9 rooms
Street avg 6 rooms
CO₂ Emissions
8.8 t/year
Street avg 7.2 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
150/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Sevenoaks Drive — bus stop.
Closest school
0.6 km
Oakbank School. 10 schools nearby.
Nearest schools
- Oakbank SchoolSecondary583m
- Alder Grove Church of England Primary SchoolPrimary1.2km
- Lambs Lane Primary SchoolPrimary1.5km
- Grazeley Church of England Primary SchoolPrimary1.6km
Nearest stops
- Sevenoaks DriveBus stop68m
- Clares Green RoadBus stop280m
- St Michaels HallBus stop286m
- Three Mile Cross Post OfficeBus stop465m
Most reported crime locally
- Violence & Sexual Offences769 reports37%
- Anti-social Behaviour327 reports16%
- Criminal Damage & Arson233 reports11%
- Shoplifting167 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 RG7 1AP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.8dB
Night-time· 23:00 – 07:00
41.9dB
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 DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,495 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£854k
1 Beech Hill Road, Spencers Wood
RG7 1HL
4 bed3 bath
£754k
1 Clares Green Road, Spencers Wood
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4 bed2 bath
£639k
1 Beckingham Place, Spencers Wood
RG7 1SA
4 bed3 bath
£585k
1 Chapel Lane, Riseley
RG7 1QU
4 bed1 bath
£580k
1 Addams Mews, Spencers Wood
RG7 1WU
4 bed2 bath
£555k
1 Appleby Walk, Spencers Wood
RG7 1UZ
4 bed2 bath
£554k
1 Askew Drive, Spencers Wood
RG7 1HG
4 bed
£742k
1 Chandlers Cottage, Goring Lane, Grazeley Green
RG7 1LY
3 bed2 bath
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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 Westdene is modelled from its 207 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 1AP. 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 Westdene. 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 Westdene was lodged in April 2021 at band D and is valid until April 2031. 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 Westdene. 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 10 schools and 30 stops listed are measured in a straight line from RG7 1AP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Westdene is in council tax band G. 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 Westdene, Basingstoke Road, Spencers Wood, Reading, RG7 1AP. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 1APSold prices, values and energy ratings for the postcode
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