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Treetop House, Basingstoke Road, Swallowfield, Reading, RG7 1PY

3 sales on record3 planning records

Estimated value

£737,000

  • Since the 2024 sale (£720,000)+2%
  • Against RG7 1PY's recent median (£1,389,960)-47%

Newest record on this page: January 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
Bedrooms
4
Bathroom
1
Floor area
147 m²
1582 sq ft
Energy rating
E
Score 50
Council tax
Band F
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

£737,000

  • Against its 2024 sale (£720,000)+2%
  • Against RG7 1PY's recent median (£1,389,960)-47%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Treetop House is modelled from its 147 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG7 1PY. 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

    147 m² from the EPC lodged in May 2017

  • Sales of this home

    3 sales recorded, the latest in 2024

  • Recent sales in RG7 1PY

    5 sales, median £1,389,960 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 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.

Sale price has grown by over 3x since 2002.

Sales timeline

  1. 26 September 2024Most recent

    £720,000

    +17.1%over 5 years

  2. 25 January 2019

    £615,000

    +182.1%over 16 years

  3. 18 March 2002

    £218,000

Median price across the last 5 sales in RG7 1PY: £1,389,960 (2025–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for Treetop House, Basingstoke Road, Swallowfield, Reading, RG7 1PY. 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 Treetop House

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

Treetop House is a four-bedroom detached house in Swallowfield, Reading, Reading (RG7 1PY). It has a recorded floor area of 147 m² (around 1582 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (May 2017) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 91), a 3-band jump. Main heating runs on oil. Other recorded features include outbuildings.

3 planning records sit against the property, 1 approved, 2 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. At 147 m² it's 28.4% smaller than the typical home in the postcode (205 m² median across 14 EPCs). Across 2002–2024, sale prices on this property compounded at 5.4% per year. Last sale on file: £720,000 in September 2024.

Specifications

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
  • Bathrooms1
  • EnsuiteYes
  • StudyYes

Outside

  • DrivewayYes
  • OutbuildingsYes
Before you decide

Everything you need to know about Treetop House

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.

Treetop House's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
May 2017

EPC Rating

A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
8.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 8 May 2027

5 months remaining
Planning

Planning history

Applications and permits filed against Treetop House, Basingstoke Road, Swallowfield, Reading, RG7 1PY, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

3 applications on record at Treetop House, Basingstoke Road, Swallowfield, Reading, RG7 1PY

3decisions2extensions5documents8nearby
Flagged:Demolition
  1. Aug 2000
    Full
    Outcome in report

    Proposed formation of vehicular access with dropped kerb for disabled access.

    Documents
    1 doc on file
    Reference
    002023
    Full record in report
  2. More recent applications — locked
  3. DemolitionDecision
  4. DemolitionDecision

Unlock Treetop House, Basingstoke Road, Swallowfield, Reading, RG7 1PY'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 5 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Basingstoke Road homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for Treetop House lags the street by a wide margin.

Price per m²

£4,898

Street avg £4,265

On par

Floor Area

147 m²

Street avg 243 m²

Below

Habitable Rooms

8 rooms

Street avg 8 rooms

On par

CO₂ Emissions

8.2 t/year

Street avg 7.9 t/year

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

Crime

150/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Charlton Lane — bus stop.

Closest school

1.4 km

Lambs Lane Primary School. 2 schools nearby.

Nearest schools

  • Lambs Lane Primary SchoolPrimary1.4km
  • Grazeley Church of England Primary SchoolPrimary3.0km

Nearest stops

  • Charlton LaneBus stop86m
  • Swallowfield GrangeBus stop413m
  • Goddards FarmBus stop479m
  • The CrownBus stop745m

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

Daytime· 07:00 – 23:00

50.9dB

Low
Night-time road noise heatmap for RG7 1PY

Night-time· 23:00 – 07:00

42.9dB

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

Late 20th centuryDetached HouseEPC ENo mains gasPermanent outbuildings

Because the property has no mains gas supply and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,220 · 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.
£754k

1 Clares Green Road, Spencers Wood

RG7 1DY

4 bed2 bath
£639k

1 Beckingham Place, Spencers Wood

RG7 1SA

4 bed3 bath
£854k

1 Beech Hill Road, Spencers Wood

RG7 1HL

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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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 Treetop House is modelled from its 147 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG7 1PY. 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 Treetop House. 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 Treetop House was lodged in May 2017 at band E and is valid until May 2027. 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 Treetop House. 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 2 schools and 30 stops listed are measured in a straight line from RG7 1PY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Treetop House is in council tax band F. 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 Treetop House, Basingstoke Road, Swallowfield, Reading, RG7 1PY. Each answer is also embedded as structured data for search engines.

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