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Forge, Beech Hill Road, Beech Hill, Reading, RG7 2AS

Listed building14 planning records

Estimated value

£878,000

  • Since the 2004 sale (£455,000)+93%
  • Against RG7 2AS's recent median (£435,000)+102%

Newest record on this page: July 2023. 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
Floor area
224 m²
2407 sq ft
Energy rating
D
Score 61
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

£878,000

  • Against its 2004 sale (£455,000)+93%
  • Against RG7 2AS's recent median (£435,000)+102%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Forge is modelled from its 224 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

    224 m² from the EPC lodged in May 2009

  • Sales of this home

    1 sale recorded, the latest in 2004

  • Recent sales in RG7 2AS

    5 sales, median £435,000 (2023–2006)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 14 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.

Forge valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 1 November 2004Most recent

    £455,000

Median price across the last 5 sales in RG7 2AS: £435,000 (2023–2006).

Risks

What this page doesn't show

1 potential issue has already been flagged for Forge, 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

Overview

About Forge

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

Forge is a four-bedroom detached house in Beech Hill, Reading, Reading (RG7 2AS). It has a recorded floor area of 224 m² (around 2407 sq ft) and construction records dating it to 2007 onwards. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. The latest certificate (May 2009) shows a D (score 61), on the cusp of jumping into the C band. Main heating runs on oil. The latest certificate is from May 2009, so improvements made since then won't be reflected.

It hasn't traded since November 2004, a hold of 22 years that's notably long for the area. Today's modelled estimate of £878,000 sits 93% above the 2004 sale of £455,000. On a £-per-square-foot basis, the last sale (£189/sq ft) was about 56.6% below the postcode norm. 14 planning records sit against the property, 7 approved, 5 refused. Past consents include an extension, an annexe and change of use to residential, meaningful when judging how the property has evolved. At 224 m² it's 27.8% larger than the typical home in the postcode (175 m² median across 3 EPCs).

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
  • Dining roomYes
  • EnsuiteYes
  • FireplaceYes

Building

  • Listed buildingYes
  • RefurbishedYes
Before you decide

Everything you need to know about Forge

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.

Forge'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 05 May 2019

Current Certificate
May 2009

EPC Rating

A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
8.5 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 5 May 2019

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against Forge, Beech Hill Road, Beech Hill, Reading, RG7 2AS, sourced from the PlanIt planning register.

Forge has been through 7 approved planning applications — a well-evolved property.

14 applications on record at Forge, Beech Hill Road, Beech Hill, Reading, RG7 2AS

14decisions9extensions120documents2nearby
Flagged:RetrospectiveChange of use
  1. Mar 2005
    ExtensionFull
    Outcome in report

    Proposed change of use, extension and alterations to form new enlarged dwelling, with detached garage.

    Documents
    2 docs on file
    Reference
    04/03095/FUL
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. Demolition And RebuildDecision

+ 11 more applications in the report

Unlock Forge, 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 (14 on record)
  • All 14 applications on this property in full, plus 2 notable nearby
  • The 120 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

On the street

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.

Forge outperforms the street on years held by a wide margin.

Price per m²

£2,034

Street avg £4,300

Below

Floor Area

224 m²

Street avg 158 m²

Strongly above

Habitable Rooms

8 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

8.5 t/year

Street avg 8.8 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

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.

Noise

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 road noise heatmap for RG7 2AS

Daytime· 07:00 – 23:00

45.1dB

Low
Night-time road noise heatmap for RG7 2AS

Night-time· 23:00 – 07:00

36.5dB

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

21st centuryDetached HouseEPC DListed buildingNo mains gasSolid (non-cavity) walls

Because the property is a listed building, has no mains gas supply, and has solid (non-cavity) walls, 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.
£780k

1 Lovegrove Gardens, The Common, Silchester

RG7 2PH

4 bed
£683k

1 Flexditch, Silchester

RG7 2PT

4 bed2 bath
£754k

1 Romans Field, Silchester

RG7 2QH

5 bed1 bath
£637k

1 Jubilee Cottages, Church Road, Mortimer West End

RG7 2JA

3 bed2 bath
£590k

1 Hendeys Cottages, Summerlug, Mortimer Common

RG7 2JU

3 bed
£450k

1 Inhams Way, Silchester

RG7 2QA

3 bed
£466k

1 Birchtree Cottages, Kings Road, Silchester

RG7 2NT

2 bed1 bath
£394k

1 Mews Cottage, Little London Road, Silchester

RG7 2PN

2 bed

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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 Forge is modelled from its 224 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 Forge. 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 Forge was lodged in May 2009 at band D and expired in May 2019, 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. 14 applications are matched to Forge. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Forge, Beech Hill Road, Beech Hill, Reading, RG7 2AS. Each answer is also embedded as structured data for search engines.

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