Model valuation£417,0008 Busby Close
Local market context
Yew Tree Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AU
1 planning record
Estimated value
£289,000
- Against RG7 2AU's recent median (£282,750)+2%
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
Habitable rooms
4
From EPC
Floor area
62 m²
667 sq ft
Energy rating
E
Score 50
Council tax
Band C
Tenure
Private Rental
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
£289,000
- Against RG7 2AU's recent median (£282,750)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Yew Tree Cottage is modelled from its 62 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
62 m² from the EPC lodged in August 2011
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 | 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.
Yew Tree Cottage 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 Yew Tree 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 Yew Tree Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Yew Tree Cottage is a semi-detached house in Beech Hill, Reading, Reading (RG7 2AU). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (August 2011) shows an E (score 50), well below the UK norm with real room to improve. Main heating runs on oil. The latest certificate is from August 2011, so improvements made since then won't be reflected.
One planning record on file: an extension approved in 2017. Past consents include an extension, meaningful when judging how the property has evolved. At 62 m² it's 24% larger than the typical home in the postcode (50 m² median across 7 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs).
Before you decide
Everything you need to know about Yew Tree 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.
Yew Tree Cottage's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 Aug 2021
Current Certificate
Aug 2011EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Good
Windows
Poor
CO2 Emissions
5.3 t/year
Occupancy
Rented
Certificate validity
Expired on 25 August 2021
Planning history
Applications and permits filed against Yew Tree Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AU, sourced from the PlanIt planning register.
Council records include a two-storey side extension at Yew Tree Cottage.
1 application on record at Yew Tree Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AU
1decisions1extensions8documents2nearby
- Jul 2017ExtensionFullOutcome in report
Extension: Two storey · Side of property
Two storey side extension
- Documents
- 8 docs on file
- Reference
- 17/01556/HOUSE
Unlock Yew Tree 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 8 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.
Floor Area for Yew Tree Cottage lags the street by a wide margin.
EPC Rating
50 (E)
Street avg 52 (E)
Floor Area
62 m²
Street avg 103 m²
CO₂ Emissions
5.3 t/year
Street avg 5.0 t/year
Habitable Rooms
4 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 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 £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£318k
1 Priory Drive Cottages, Priory Drive, Beech Hill
RG7 2BW
2 bed
£235k
1 Hydes Platt, Silchester
RG7 2PU
£371k
1 Early Lands, Silchester
RG7 2PJ
£374k
1 Faircross, Stratfield Saye
RG7 2BU
£218k
1 Firth Close, Silchester
RG7 2QF
£394k
1 Mews Cottage, Little London Road, Silchester
RG7 2PN
2 bed
£397k
1 Hartleys, Silchester
RG7 2QE
£402k
1 Edrington Cottages, Bramley Road, Silchester
RG7 2LY
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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 Yew Tree Cottage is modelled from its 62 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 Yew Tree Cottage, 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 Yew Tree Cottage was lodged in August 2011 at band E and expired in August 2021, 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 Yew Tree 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
- Yew Tree Cottage is in council tax band C. 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 Yew Tree Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AU. Each answer is also embedded as structured data for search engines.
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