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23 Beech Hill Road, Spencers Wood, Reading, RG7 1HL

3 planning records

Estimated value

£820,000

  • Since the 2004 sale (£460,000)+78%
  • Against RG7 1HL's recent median (£620,000)+32%

Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
8
From EPC
Floor area
174 m²
1873 sq ft
Energy rating
D
Score 64
Council tax
Band G
Tenure
Owner Occupied
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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

£820,000

  • Against its 2004 sale (£460,000)+78%
  • Against RG7 1HL's recent median (£620,000)+32%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 23 Beech Hill Road is modelled from its 174 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 1HL. 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

    174 m² from the EPC lodged in February 2015

  • Sales of this home

    2 sales recorded, the latest in 2004

  • Recent sales in RG7 1HL

    5 sales, median £620,000 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 3 applicationsFull 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.

23 Beech Hill Road has more than doubled in price since the earliest registered sale in 1995.

Sales timeline

  1. 29 April 2004Most recent

    £460,000

    +194.9%over 8 years

  2. 28 September 1995

    £156,000

Median price across the last 5 sales in RG7 1HL: £620,000 (2025–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for 23 Beech Hill Road, Spencers Wood, Reading, RG7 1HL. 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 23 Beech Hill Road

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

23 Beech Hill Road is a detached house in Spencers Wood, Reading, Reading (RG7 1HL). It has a recorded floor area of 174 m² (around 1873 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (February 2015) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from February 2015, so improvements made since then won't be reflected.

Held since April 2004 — that's 22 years off the open market, well above the local norm. Across 1995–2004, sale prices on this property compounded at 13.4% per year. Today's modelled estimate of £820,000 sits 78.3% above the 2004 sale of £460,000. On a £-per-square-foot basis, the last sale (£246/sq ft) was about 25.4% above the typical sold price in the postcode. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 174 m² it's 19.6% larger than the typical home in the postcode (146 m² median across 12 EPCs).

Before you decide

Everything you need to know about 23 Beech Hill Road

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.

23 Beech Hill Road's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 24 Feb 2025

Current Certificate
Feb 2015

EPC Rating

A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 24 February 2025

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 23 Beech Hill Road, Spencers Wood, Reading, RG7 1HL, sourced from the PlanIt planning register.

23 Beech Hill Road has an approved single-storey rear extension on the planning record.

3 applications on record at 23 Beech Hill Road, Spencers Wood, Reading, RG7 1HL

3decisions1extensions19documents8nearby
  1. Nov 2011
    ExtensionFull
    Outcome in report

    Extension: Single storey · Rear of property

    Proposed erection of a single storey rear extension to existing garage.

    Documents
    7 docs on file
    Reference
    111697
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision
  4. ConditionsDecision

Unlock 23 Beech Hill Road, Spencers Wood, Reading, RG7 1HL's full planning history

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

  • Every decision — granted, refused or withdrawn (3 on record)
  • All 3 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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On the street

Versus other Beech Hill Road homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for 23 Beech Hill Road runs comfortably ahead of the street norm.

Price per m²

£2,644

Street avg £3,459

Below

Floor Area

174 m²

Street avg 149 m²

Above

Habitable Rooms

8 rooms

Street avg 7 rooms

Above

CO₂ Emissions

6.9 t/year

Street avg 6.4 t/year

On par
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

0.2 km

Post Office — bus stop.

Closest school

0.4 km

Lambs Lane Primary School. 6 schools nearby.

Nearest schools

  • Lambs Lane Primary SchoolPrimary403m
  • Grazeley Church of England Primary SchoolPrimary1.5km
  • Oakbank SchoolSecondary1.6km
  • Alder Grove Church of England Primary SchoolPrimary2.1km

Nearest stops

  • Post OfficeBus stop221m
  • Lambs LaneBus stop355m
  • Back LaneBus stop449m
  • Hyde End RoadBus stop466m

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 1HL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG7 1HL

Daytime· 07:00 – 23:00

48.6dB

Low
Night-time road noise heatmap for RG7 1HL

Night-time· 23:00 – 07:00

40.5dB

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 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 £1,360 · 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.
£823k

1 Berkeley Villas, Basingstoke Road, Swallowfield

RG7 1PY

£854k

1 Beech Hill Road, Spencers Wood

RG7 1HL

4 bed3 bath
£754k

1 Clares Green Road, Spencers Wood

RG7 1DY

4 bed2 bath
£742k

1 Chandlers Cottage, Goring Lane, Grazeley Green

RG7 1LY

3 bed2 bath
£736k

1 Cobham Drive, Spencers Wood

RG7 1DJ

£716k

1 Cook Grove, Spencers Wood

RG7 1ZF

£714k

1 Benham Drive, Spencers Wood

RG7 1FB

3 bed2 bath
£690k

1 Bryant Crescent, Spencers Wood

RG7 1FG

6 bed3 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 23 Beech Hill Road is modelled from its 174 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 1HL. 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 Hill Road. 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 Hill Road was lodged in February 2015 at band D and expired in February 2025, 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. 3 applications are matched to 23 Beech Hill Road. 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 6 schools and 30 stops listed are measured in a straight line from RG7 1HL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
23 Beech Hill Road 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 23 Beech Hill Road, Spencers Wood, Reading, RG7 1HL. Each answer is also embedded as structured data for search engines.

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