Model valuation£417,0008 Busby Close
Local market context
Willow Cottage, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT
Extendable2 planning records
Estimated value
£578,000
- Since the 2020 sale (£475,000)+22%
- Against RG7 1AT's recent median (£412,500)+40%
Newest record on this page: June 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
137 m²
1475 sq ft
Energy rating
E
Score 53
Council tax
Band E
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
£578,000
- Against its 2020 sale (£475,000)+22%
- Against RG7 1AT's recent median (£412,500)+40%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Willow Cottage is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 1AT. 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
137 m² from the EPC lodged in June 2020
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in RG7 1AT
5 sales, median £412,500 (2024–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2024 | 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.
Latest sale on Willow Cottage was the highest on Land Registry record across the postcode.
Sales timeline
18 December 2020Most recent
£475,000
Median price across the last 5 sales in RG7 1AT: £412,500 (2024–2016).
Nearby sales in RG7 1AT
Windy Ridge, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT
Sold Jun 2024
£400,000Pembroke, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT
Sold Aug 2023
£412,500Warbrough, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT
Sold Mar 2021
£430,000Rose Cottage, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT
Sold Jun 2017
£290,000The Withies, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT
Sold Jan 2016
£423,500
What this page doesn't show
1 potential issue has already been flagged for Willow Cottage, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT. 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
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About Willow Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Willow Cottage is a three-bedroom detached house in Three Mile Cross, Reading, Reading (RG7 1AT). It has a recorded floor area of 137 m² (around 1475 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (June 2020) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump. Our model identifies extension potential, subject to local planning policy.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a porch, meaningful when judging how the property has evolved. At 137 m² it's 24.5% larger than the typical home in the postcode (110 m² median across 7 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). Today's modelled estimate of £578,000 is 21.7% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£322/sq ft) was about 29.9% above the typical sold price in the postcode. Most recent transfer: December 2020 at £475,000.
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
- Bedrooms3
- Bathrooms1
- CloakroomYes
Outside
- Private gardenYes
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about Willow Cottage
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.
Willow Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2020EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
7.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 June 2030
Planning history
Applications and permits filed against Willow Cottage, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT, sourced from the PlanIt planning register.
2 applications on record at Willow Cottage, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT
2decisions1extensions19documents8nearby
- Oct 2021PorchFullOutcome in report
Extension: Side and rear of property
Householder application for the proposed erection of a single storey front and rear extension with roof lights/dormers. Following demolition of existing conservatory and first floor front extension over existing garage with alteration to fenestration and new porch canopy.
Extension- Documents
- 12 docs on file
- Reference
- 212617
- More recent applications — locked
- AmendmentJun 2022Decision
Unlock Willow Cottage, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT'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 19 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 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Willow Cottage lags the street by a wide margin.
Price per m²
£3,467
Street avg £3,324
Floor Area
137 m²
Street avg 123 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
7.5 t/year
Street avg 5.7 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
150/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Mereoak Lane Turn — bus stop.
Closest school
0.7 km
Oakbank School. 13 schools nearby.
Nearest schools
- Oakbank SchoolSecondary677m
- Alder Grove Church of England Primary SchoolPrimary1.2km
- Shinfield Infant and Nursery SchoolPrimary1.8km
- Geoffrey Field Junior SchoolPrimary1.9km
Nearest stops
- Mereoak Lane TurnBus stop146m
- Three Mile Cross Post OfficeBus stop223m
- Hartley Court TurnBus stop371m
- Mereoak Lane - Great LeaBus stop381m
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 1AT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.0dB
Night-time· 23:00 – 07:00
48.7dB
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 EPre-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 £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£556k
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3 bed2 bath
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1 Century Drive, Spencers Wood
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3 bed2 bath
£714k
1 Benham Drive, Spencers Wood
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3 bed2 bath
£742k
1 Chandlers Cottage, Goring Lane, Grazeley Green
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3 bed2 bath
£436k
1 Beatty Rise, Spencers Wood
RG7 1FQ
3 bed3 bath
£435k
1 Clements Close, Spencers Wood
RG7 1HJ
3 bed1 bath
£580k
1 Addams Mews, Spencers Wood
RG7 1WU
4 bed2 bath
£585k
1 Chapel Lane, Riseley
RG7 1QU
4 bed1 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 Willow Cottage is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 1AT. 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 Willow Cottage. 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 Willow Cottage was lodged in June 2020 at band E and is valid until June 2030. 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 Willow Cottage. 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 13 schools and 30 stops listed are measured in a straight line from RG7 1AT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Willow Cottage 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Willow Cottage, Basingstoke Road, Three Mile Cross, Reading, RG7 1AT. Each answer is also embedded as structured data for search engines.
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