Model valuation£417,0008 Busby Close
Local market context
2 Priory Cottages, Beech Hill Road, Beech Hill, Reading, RG7 2AY
2 planning records
Estimated value
£541,000
- Since the 2024 sale (£575,000)-6%
Newest record on this page: August 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
107 m²
1152 sq ft
Energy rating
E
Score 44
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
£541,000
- Against its 2024 sale (£575,000)-6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Priory Cottages is modelled from its 107 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 2AY. 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
107 m² from the EPC lodged in March 2024
Sales of this home
2 sales recorded, the latest in 2024
Recent sales in RG7 2AY
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
Sales timeline
5 August 2024Most recent
£575,000
+71.6%over 2 years8 December 2021
£335,000
What this page doesn't show
1 potential issue has already been flagged for 2 Priory Cottages, Beech Hill Road, Beech Hill, Reading, RG7 2AY. 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 2 Priory Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Priory Cottages is a three-bedroom semi-detached house in Beech Hill, Reading, Reading (RG7 2AY). It has a recorded floor area of 107 m² (around 1152 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (March 2024) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since June 2018. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Good to Very Good and window efficiency went from Average to Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Very Poor. The recommended improvements would push it to D (score 66). Main heating runs on electricity. Period features are noted in the property record.
2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2021–2024, sale prices on this property compounded at 22.5% per year. Last sale on file: £575,000 in August 2024.
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
- Bedrooms3
- Bathrooms1
Outside
- ParkingOff road
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 2 Priory Cottages
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.
2 Priory Cottages's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Mar 2024
EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
6.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 March 2034
Property Improvements
Changes detected from historical EPC data
Mar 2024from Jun 2018
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 2 Priory Cottages, Beech Hill Road, Beech Hill, Reading, RG7 2AY, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
2 applications on record at 2 Priory Cottages, Beech Hill Road, Beech Hill, Reading, RG7 2AY
2decisions2extensions25documents2nearby
- May 2022Loft ConversionFullOutcome in report
Extension: Part single, part two storey · Side and rear of property
Proposed part double storey part single storey side and rear extension with additional loft conversion with dormer.
Extension- Documents
- 14 docs on file
- Reference
- 22/00594/HOUSE
- More recent applications — locked
- ExtensionSept 2022Decision
Unlock 2 Priory Cottages, Beech Hill Road, Beech Hill, Reading, RG7 2AY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 25 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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 SchoolPrimary3.0km
Nearest stops
- The Old Elm TreeBus stop227m
- St Marys ChurchBus stop640m
- St Marys ChurchBus stop686m
- Great Hill FarmBus stop849m
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 2AY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.0dB
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 £1,085 · 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 Birchtree Cottages, Kings Road, Silchester
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1 Flexditch, Silchester
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1 Mews Cottage, Little London Road, Silchester
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1 Lovegrove Gardens, The Common, Silchester
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1 Priory Drive Cottages, Priory Drive, 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 2 Priory Cottages is modelled from its 107 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 2AY. 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. 2 sales are recorded for 2 Priory Cottages. 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 2 Priory Cottages was lodged in March 2024 at band E and is valid until March 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 Priory Cottages. 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 2AY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Priory Cottages 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 2 Priory Cottages, Beech Hill Road, Beech Hill, Reading, RG7 2AY. Each answer is also embedded as structured data for search engines.
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