Model valuation£417,0008 Busby Close
Local market context
8 Beech Hill Road, Spencers Wood, Reading, RG7 1HL
3 sales on record1 planning record
Estimated value
£581,000
- Since the 2021 sale (£530,000)+10%
- Against RG7 1HL's recent median (£720,000)-19%
Newest record on this page: October 2025. 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
125 m²
1345 sq ft
Energy rating
D
Score 60
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
£581,000
- Against its 2021 sale (£530,000)+10%
- Against RG7 1HL's recent median (£720,000)-19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Beech Hill Road is modelled from its 125 m² EPC floor area, its 3 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
125 m² from the EPC lodged in October 2020
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in RG7 1HL
5 sales, median £720,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
22 June 2021Most recent
£530,000
+35.0%over 8 years7 March 2013
£392,500
+12.9%over 5 years14 December 2007
£347,500
Median price across the last 5 sales in RG7 1HL: £720,000 (2025–2020).
Nearby sales in RG7 1HL
4 Beech Hill Road, Spencers Wood, Reading, RG7 1HL
Sold Oct 2025
£470,0009 Beech Hill Road, Spencers Wood, Reading, RG7 1HL
Sold Feb 2024
£620,00014 Beech Hill Road, Spencers Wood, Reading, RG7 1HL
Sold Jan 2022
£740,0007 Beech Hill Road, Spencers Wood, Reading, RG7 1HL
Sold Aug 2020
£720,0001 Beech Hill Road, Spencers Wood, Reading, RG7 1HL
Sold Jul 2020
£802,000
What this page doesn't show
1 potential issue has already been flagged for 8 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
About 8 Beech Hill Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Beech Hill Road is a three-bedroom detached house in Spencers Wood, Reading, Reading (RG7 1HL). It has a recorded floor area of 125 m² (around 1345 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (October 2020) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2012. Between certificates, roof efficiency went from Good to Very Good and lighting went from Poor to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 80).
One planning record on file: an extension approved in 2011. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved. Across 2007–2021, sale prices on this property compounded at 3.2% per year. On a £-per-square-foot basis, the last sale (£394/sq ft) was about 105.6% above the typical sold price in the postcode. At 125 m² it's 17.6% smaller than the typical home in the postcode (152 m² median across 12 EPCs). Last sale on file: £530,000 in June 2021. 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
- Bedrooms3
- Bathrooms1
- Dining roomYes
- StudyYes
Outside
- Private gardenRear
- ParkingOff road
- Summer houseYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 8 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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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.
8 Beech Hill Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Oct 2020
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 October 2030
Property Improvements
Changes detected from historical EPC data
Oct 2020from Dec 2012
Roof
GoodVery Good
Roof insulation improved
Low Energy Lighting
23%100%
More low energy lighting installed
Planning history
Applications and permits filed against 8 Beech Hill Road, Spencers Wood, Reading, RG7 1HL, sourced from the PlanIt planning register.
1 application on record at 8 Beech Hill Road, Spencers Wood, Reading, RG7 1HL
1decisions1extensions6documents8nearby
- Jul 2011Garage ConversionFullOutcome in report
Extension: Single storey · Rear of property
Proposed erection of single storey rear extension, plus conversion of existing garage to additional habitable accommodation.
Extension- Documents
- 6 docs on file
- Reference
- 111574
Unlock 8 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 (1 on record)
- All 1 application on this property in full, plus 8 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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.
On price per m², 8 Beech Hill Road stands well clear of the street.
Price per m²
£4,240
Street avg £3,300
Floor Area
125 m²
Street avg 153 m²
Habitable Rooms
7 rooms
Street avg 7 rooms
CO₂ Emissions
6.0 t/year
Street avg 6.5 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
0.2 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.
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· 07:00 – 23:00
48.6dB
Night-time· 23:00 – 07:00
40.5dB
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
Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property has been extended more than once 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
1 Bernard Cottages, Recreation Lane, Spencers Wood
RG7 1ED
3 bed2 bath
£542k
1 Century Drive, Spencers Wood
RG7 1PE
3 bed2 bath
£714k
1 Benham Drive, Spencers Wood
RG7 1FB
3 bed2 bath
£742k
1 Chandlers Cottage, Goring Lane, Grazeley Green
RG7 1LY
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 8 Beech Hill Road is modelled from its 125 m² EPC floor area, its 3 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. 3 sales are recorded for 8 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 8 Beech Hill Road was lodged in October 2020 at band D and is valid until October 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 8 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
- 8 Beech Hill Road 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 Hill Road, Spencers Wood, Reading, RG7 1HL. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 1HLSold prices, values and energy ratings for the postcode
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- 8 Beech Hill Road, Spencers Wood, Reading valuationHow the estimate is built and what moves it
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