Model valuation£417,0008 Busby Close
Local market context
Beech Hill Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AS
8 planning records
Estimated value
£763,000
- Since the 2010 sale (£300,000)+154%
- Against RG7 2AS's recent median (£435,000)+75%
Newest record on this page: July 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
221 m²
2377 sq ft
Energy rating
F
Score 30
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
£763,000
- Against its 2010 sale (£300,000)+154%
- Against RG7 2AS's recent median (£435,000)+75%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Beech Hill Cottage is modelled from its 221 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 2AS. 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
221 m² from the EPC lodged in February 2010
Sales of this home
1 sale recorded, the latest in 2010
Recent sales in RG7 2AS
5 sales, median £435,000 (2023–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 8 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.
Beech Hill Cottage valuation sits well clear of the typical sold price in this postcode.
Sales timeline
29 April 2010Most recent
£300,000
Median price across the last 5 sales in RG7 2AS: £435,000 (2023–2006).
Nearby sales in RG7 2AS
Broadview, Beech Hill Road, Beech Hill, Reading, RG7 2AS
Sold Jul 2023
£370,000Trunkwell Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AS
Sold Sept 2021
£1,200,000Tudor Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AS
Sold Nov 2017
£775,000Cedar View, Beech Hill Road, Beech Hill, Reading, RG7 2AS
Sold Apr 2006
£410,000Forge, Beech Hill Road, Beech Hill, Reading, RG7 2AS
Sold Nov 2004
£455,000
What this page doesn't show
1 potential issue has already been flagged for Beech Hill Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AS. 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 Beech Hill Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beech Hill Cottage is a detached house in Beech Hill, Reading, Reading (RG7 2AS). It has a recorded floor area of 221 m² (around 2377 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (February 2010) shows an F (score 30), near the bottom of the EPC scale. Main heating runs on oil. The latest certificate is from February 2010, so improvements made since then won't be reflected.
Held since April 2010 — that's 16 years off the open market, well above the local norm. Today's modelled estimate of £763,000 sits 154.3% above the 2010 sale of £300,000. On a £-per-square-foot basis, the last sale (£126/sq ft) was about 71% below the postcode norm. 8 planning records sit against the property, 5 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 221 m² it's 26.2% larger than the typical home in the postcode (175 m² median across 3 EPCs).
Before you decide
Everything you need to know about Beech Hill 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.
Beech Hill Cottage'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 25 Feb 2020
Current Certificate
Feb 2010EPC Rating
A
B
C
D
E
F
F30
G
Main Heating
Electric & Gas
Main Fuel
Oil
Hot Water
Good
Windows
Poor
CO2 Emissions
15.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 25 February 2020
Planning history
Applications and permits filed against Beech Hill Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AS, sourced from the PlanIt planning register.
Beech Hill Cottage has 3 separate extension applications on the council record.
8 applications on record at Beech Hill Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AS
8decisions5extensions94documents2nearby
- Sept 2008RenovationHeritageOutcome in report
To carry out underpinning works to the house which has suffered from extensive subsidence movement. The underpinning to be carried out in the traditional concrete pin method.
- Documents
- 14 docs on file
- Reference
- 08/01402/LBC
- More recent applications — locked
- ExtensionApr 2018Decision
- ExtensionNov 2017Decision
+ 5 more applications in the report
Unlock Beech Hill Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (8 on record)
- All 8 applications on this property in full, plus 2 notable nearby
- The 94 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 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Beech Hill Cottage runs well behind the street norm.
Price per m²
£1,358
Street avg £4,525
Floor Area
221 m²
Street avg 159 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
15.0 t/year
Street avg 6.7 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.
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
The Old Elm Tree — bus stop.
Closest school
2.5 km
Lambs Lane Primary School. 3 schools nearby.
Nearest schools
- Lambs Lane Primary SchoolPrimary2.5km
- Grazeley Church of England Primary SchoolPrimary2.8km
- Mortimer St Mary's C.E. Junior SchoolPrimary3.0km
Nearest stops
- The Old Elm TreeBus stop84m
- St Marys ChurchBus stop370m
- St Marys ChurchBus stop418m
- Home FarmBus stop704m
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 2AS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.1dB
Night-time· 23:00 – 07:00
36.5dB
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
Victorian-eraDetached HouseEPC FPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Lovegrove Gardens, The Common, Silchester
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1 Flexditch, Silchester
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£637k
1 Jubilee Cottages, Church Road, Mortimer West End
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3 bed2 bath
£590k
1 Hendeys Cottages, Summerlug, Mortimer Common
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£466k
1 Birchtree Cottages, Kings Road, Silchester
RG7 2NT
2 bed1 bath
£450k
1 Inhams Way, Silchester
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£447k
1 Park View, Beech Hill Road, Beech Hill
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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 Beech Hill Cottage is modelled from its 221 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 2AS. 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 Beech Hill 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 Beech Hill Cottage was lodged in February 2010 at band F and expired in February 2020, 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. 8 applications are matched to Beech Hill 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 3 schools and 30 stops listed are measured in a straight line from RG7 2AS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Beech Hill 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 Beech Hill Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AS. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 2ASSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- Beech Hill Cottage, Beech Hill Road, Beech Hill, Reading valuationHow the estimate is built and what moves it
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