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2 Bays Crescent, Spencers Wood, Reading, RG7 1DF

EPC B1 planning record

Estimated value

£629,000

  • Since the 2019 sale (£559,000)+13%
  • Against RG7 1DF's recent median (£472,500)+33%

Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Floor area
137 m²
1475 sq ft
Energy rating
B
Score 85
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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

£629,000

  • Against its 2019 sale (£559,000)+13%
  • Against RG7 1DF's recent median (£472,500)+33%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Bays Crescent is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 1DF. 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 October 2019

  • Sales of this home

    1 sale recorded, the latest in 2019

  • Recent sales in RG7 1DF

    5 sales, median £472,500 (2026–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

2 Bays Crescent valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 12 December 2019Most recent

    £559,000

Median price across the last 5 sales in RG7 1DF: £472,500 (2026–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Bays Crescent, Spencers Wood, Reading, RG7 1DF. 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

Overview

About 2 Bays Crescent

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

2 Bays Crescent is a detached house in Spencers Wood, Reading, Reading (RG7 1DF). It has a recorded floor area of 137 m² (around 1475 sq ft). The latest certificate (October 2019) returns a high B (score 85), putting the home a stone's throw from an A rating. The recommended improvements would push it to A (score 93).

At 137 m² it's 23.4% larger than the typical home in the postcode (111 m² median across 21 EPCs). Today's modelled estimate of £629,000 is 12.5% above the 2019 sale price. Sold December 2019 for £559,000. One historical planning record sits against the property in 2021.

Before you decide

Everything you need to know about 2 Bays Crescent

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

Larger development activity nearby

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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.
Current Certificate
Oct 2019

EPC Rating

A
B
B85
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Good
CO2 Emissions
1.9 t/year
Occupancy
—

Certificate validity

Valid until 7 October 2029

2 years remaining
Planning

Planning history

Applications and permits filed against 2 Bays Crescent, Spencers Wood, Reading, RG7 1DF, sourced from the PlanIt planning register.

1 application on record at 2 Bays Crescent, Spencers Wood, Reading, RG7 1DF

0decisions1extensions9documents8nearby
  1. Mar 2021
    Garage ConversionFull
    Outcome in report

    Extension: Single storey

    Householder application for proposed single storey front extension and single storey side extension and part conversion of garage to form habitable accomodation also changes to fenestration following demolition of the existing front porch side extensions.

    Extension
    Documents
    9 docs on file
    Reference
    210740
    Full record in report

Unlock 2 Bays Crescent, Spencers Wood, Reading, RG7 1DF's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn
  • All 1 application on this property in full, plus 8 notable nearby
  • The 9 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Bays Crescent homes

Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Bays Crescent outperforms the street on floor area by a wide margin.

Price per m²

£4,080

Street avg £4,180

On par

Floor Area

137 m²

Street avg 105 m²

Strongly above

CO₂ Emissions

1.9 t/year

Street avg 1.5 t/year

Strongly below

Years Held

7 years

Street avg 6 years

Below
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

150/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Bays Crescent — bus stop.

Closest school

0.7 km

Oakbank School. 9 schools nearby.

Nearest schools

  • Oakbank SchoolSecondary665m
  • Alder Grove Church of England Primary SchoolPrimary778m
  • Shinfield Infant and Nursery SchoolPrimary1.1km
  • Shinfield St Mary's CofE Junior SchoolPrimary1.2km

Nearest stops

  • Bays CrescentBus stop58m
  • Fullbrook AvenueBus stop205m
  • Peartree WalkBus stop339m
  • Croft RoadBus stop471m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG7 1DF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG7 1DF

Daytime· 07:00 – 23:00

48.5dB

Low
Night-time road noise heatmap for RG7 1DF

Night-time· 23:00 – 07:00

39.2dB

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

Detached HouseEPC B

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 £895 · 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.
£639k

1 Beckingham Place, Spencers Wood

RG7 1SA

4 bed3 bath
£601k

1 Anvil Close, Spencers Wood

RG7 1NL

£585k

1 Chapel Lane, Riseley

RG7 1QU

4 bed1 bath
£580k

1 Addams Mews, Spencers Wood

RG7 1WU

4 bed2 bath
£690k

1 Bryant Crescent, Spencers Wood

RG7 1FG

6 bed3 bath
£565k

1 Allfrey Grove, Spencers Wood

RG7 1FH

6 bed4 bath
£556k

1 Bernard Cottages, Recreation Lane, Spencers Wood

RG7 1ED

3 bed2 bath
£555k

1 Appleby Walk, Spencers Wood

RG7 1UZ

4 bed2 bath

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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 2 Bays Crescent is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 1DF. 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 2 Bays Crescent. 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 2 Bays Crescent was lodged in October 2019 at band B and is valid until October 2029. 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 2 Bays Crescent. 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 9 schools and 30 stops listed are measured in a straight line from RG7 1DF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Bays Crescent, Spencers Wood, Reading, RG7 1DF. Each answer is also embedded as structured data for search engines.

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