Model valuation£417,0008 Busby Close
Local market context
Beechcroft, Beech Hill Road, Beech Hill, Reading, RG7 2AU
Estimated value
£607,000
- Against RG7 2AU's recent median (£282,750)+115%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
114 m²
1227 sq ft
Energy rating
D
Score 64
Council tax
Band F
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
£607,000
- Against RG7 2AU's recent median (£282,750)+115%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Beechcroft is modelled from its 114 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 2AU. 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
114 m² from the EPC lodged in August 2025
Sales of this home
No sale recorded since 1995
Recent sales in RG7 2AU
5 sales, median £282,750 (2021–2004)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Beechcroft has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in RG7 2AU: £282,750 (2021–2004).
What this page doesn't show
1 potential issue has already been flagged for Beechcroft, Beech Hill Road, Beech Hill, Reading, RG7 2AU. 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 Beechcroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beechcroft is a detached house in Beech Hill, Reading, Reading (RG7 2AU). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (August 2025) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it C (February 2015); the latest reading is one band lower. Between certificates, hot-water efficiency went from Very Poor to Good; while window efficiency dropped from Average to Poor and lighting dropped from Very Good to Average. Main heating runs on electricity.
At 114 m² the property is well over the postcode median (50 m² across 7 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about Beechcroft
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Beechcroft's carbon output is low for the local stock.
Current Certificate(1 of 3)
Aug 2025
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Good
Windows
Poor
CO2 Emissions
1.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 August 2035
Property Improvements
Changes detected from historical EPC data
Mar 2015from Feb 2015
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Aug 2025from Mar 2015
EPC improved fromC80toD64
Heating Controls
Prog + StatFull Control
Heating controls upgraded for better temperature management
Hot Water
Very PoorGood
Hot water efficiency improved
Renewable Energy
NoneSolar PV
Solar PV panels (50 kWp) installed
Planning history
Applications and permits filed against Beechcroft, Beech Hill Road, Beech Hill, Reading, RG7 2AU, sourced from the PlanIt planning register.
Beechcroft has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
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.
Beechcroft outperforms the street on epc rating by a wide margin.
EPC Rating
64 (D)
Street avg 47 (E)
Floor Area
114 m²
Street avg 86 m²
CO₂ Emissions
1.0 t/year
Street avg 6.5 t/year
Habitable Rooms
6 rooms
Street avg 5 rooms
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
The Old Elm Tree — bus stop.
Closest school
2.7 km
Lambs Lane Primary School. 3 schools nearby.
Nearest schools
- Lambs Lane Primary SchoolPrimary2.7km
- Mortimer St Mary's C.E. Junior SchoolPrimary2.8km
- Grazeley Church of England Primary SchoolPrimary2.9km
Nearest stops
- The Old Elm TreeBus stop234m
- St Marys ChurchBus stop624m
- St Marys ChurchBus stop674m
- Great Hill FarmBus stop921m
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 2AU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.9dB
Night-time· 23:00 – 07:00
36.3dB
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 DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£590k
1 Hendeys Cottages, Summerlug, Mortimer Common
RG7 2JU
3 bed
£637k
1 Jubilee Cottages, Church Road, Mortimer West End
RG7 2JA
3 bed2 bath
£683k
1 Flexditch, Silchester
RG7 2PT
4 bed2 bath
£754k
1 Romans Field, Silchester
RG7 2QH
5 bed1 bath
£780k
1 Lovegrove Gardens, The Common, Silchester
RG7 2PH
4 bed
£466k
1 Birchtree Cottages, Kings Road, Silchester
RG7 2NT
2 bed1 bath
£450k
1 Inhams Way, Silchester
RG7 2QA
3 bed
£447k
1 Park View, Beech Hill Road, Beech Hill
RG7 2BA
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 Beechcroft is modelled from its 114 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 2AU. 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. No sale is recorded for Beechcroft, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Beechcroft was lodged in August 2025 at band D and is valid until August 2035. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Beechcroft. 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 2AU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Beechcroft 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Beechcroft, Beech Hill Road, Beech Hill, Reading, RG7 2AU. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG7 2AUSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- Beechcroft, Beech Hill Road, Beech Hill, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales