Model valuation£417,0008 Busby Close
Local market context
Halfpenny Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AU
3 sales on record1 planning record
Estimated value
£605,000
- Since the 2021 sale (£545,000)+11%
- Against RG7 2AU's recent median (£260,000)+133%
Newest record on this page: September 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
131 m²
1410 sq ft
Energy rating
E
Score 47
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
£605,000
- Against its 2021 sale (£545,000)+11%
- Against RG7 2AU's recent median (£260,000)+133%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Halfpenny Cottage is modelled from its 131 m² EPC floor area, its 3 recorded sales 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
131 m² from the EPC lodged in May 2016
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in RG7 2AU
4 sales, median £260,000 (2010–1997)
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 | 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.
Sale price has at least doubled since 2000.
Sales timeline
29 September 2021Most recent
£545,000
+62.2%over 16 years17 December 2004
£336,000
+63.1%over 4 years5 October 2000
£206,000
Median price across the last 4 sales in RG7 2AU: £260,000 (2010–1997).
Nearby sales in RG7 2AU
What this page doesn't show
1 potential issue has already been flagged for Halfpenny Cottage, 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 Halfpenny Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Halfpenny Cottage is a four-bedroom semi-detached house in Beech Hill, Reading, Reading (RG7 2AU). It has a recorded floor area of 131 m² (around 1410 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (May 2016) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 77), a 2-band jump. Main heating runs on oil. The latest certificate is from May 2016, so improvements made since then won't be reflected.
At 131 m² the property is well over the postcode median (50 m² across 7 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). One planning record on file: an extension approved in 2014. Past consents include an extension, meaningful when judging how the property has evolved. Across 2000–2021, sale prices on this property compounded at 4.7% per year. Today's modelled estimate of £605,000 is 11% above the 2021 sale price. Last sale on file: £545,000 in September 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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- FireplaceYes
Outside
- Private gardenRear
- DrivewayYes
Before you decide
Everything you need to know about Halfpenny Cottage
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.
Halfpenny 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 31 May 2026
Current Certificate
May 2016EPC Rating
A
B
C
D
E
E47
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Poor
CO2 Emissions
8.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 31 May 2026
Planning history
Applications and permits filed against Halfpenny Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AU, sourced from the PlanIt planning register.
Halfpenny Cottage has an approved single-storey side extension on the planning record.
1 application on record at Halfpenny Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AU
1decisions1extensions9documents2nearby
- Oct 2014ExtensionFullOutcome in report
Extension: Single storey · Side of property
Single storey side extension.
- Documents
- 9 docs on file
- Reference
- 14/02057/HOUSE
Unlock Halfpenny Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AU'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 2 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
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.
Halfpenny Cottage outperforms the street on floor area by a wide margin.
EPC Rating
47 (E)
Street avg 53 (E)
Floor Area
131 m²
Street avg 80 m²
CO₂ Emissions
8.0 t/year
Street avg 4.1 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
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and 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.
£683k
1 Flexditch, Silchester
RG7 2PT
4 bed2 bath
£780k
1 Lovegrove Gardens, The Common, Silchester
RG7 2PH
4 bed
£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
£754k
1 Romans Field, Silchester
RG7 2QH
5 bed1 bath
£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
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 Halfpenny Cottage is modelled from its 131 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for Halfpenny 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 Halfpenny Cottage was lodged in May 2016 at band E and expired in May 2026, 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. 1 application is matched to Halfpenny 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 2AU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Halfpenny Cottage 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 Halfpenny Cottage, 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
- Halfpenny Cottage, 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