Model valuation£417,0008 Busby Close
Local market context
4 Priory Cottages, Beech Hill Road, Beech Hill, Reading, RG7 2AY
Estimated value
£387,000
- Against RG7 2AY's recent median (£455,000)-15%
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
Habitable rooms
5
From EPC
Floor area
75 m²
807 sq ft
Energy rating
F
Score 22
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
£387,000
- Against RG7 2AY's recent median (£455,000)-15%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 4 Priory Cottages is modelled from its 75 m² EPC floor area, the absence of a recorded sale 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
75 m² from the EPC lodged in January 2023
Sales of this home
No sale recorded since 1995
Recent sales in RG7 2AY
2 sales, median £455,000 (2024–2021)
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 | 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.
4 Priory Cottages 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 2 sales in RG7 2AY: £455,000 (2024–2021).
Nearby sales in RG7 2AY
What this page doesn't show
1 potential issue has already been flagged for 4 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 4 Priory Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
4 Priory Cottages is a semi-detached house in Beech Hill, Reading, Reading (RG7 2AY). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (January 2023) shows an F (score 22), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since March 2017. Between certificates, hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Poor. The recommended improvements would lift it to C (score 80), a 3-band jump. Main heating runs on b30k.
Before you decide
Everything you need to know about 4 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.
4 Priory Cottages's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Jan 2023
EPC Rating
A
B
C
D
E
F
F22
G
Main Heating
Gas
Main Fuel
—
Hot Water
Poor
Windows
Average
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 January 2033
Planning history
Applications and permits filed against 4 Priory Cottages, Beech Hill Road, Beech Hill, Reading, RG7 2AY, sourced from the PlanIt planning register.
4 Priory Cottages 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.
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 FPre-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 £955 · 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 Faircross, Stratfield Saye
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1 Edrington Cottages, Bramley Road, Silchester
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£371k
1 Early Lands, Silchester
RG7 2PJ
£404k
1 New Street, Stratfield Saye
RG7 2EN
£407k
1 Park Lane, Faircross, Stratfield Saye
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£414k
1 Butlers Lands Farm Cottages, Mortimer
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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 4 Priory Cottages is modelled from its 75 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for 4 Priory Cottages, 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 4 Priory Cottages was lodged in January 2023 at band F and is valid until January 2033. 2 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 4 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
- 4 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 4 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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- Every home in RG7 2AYSold prices, values and energy ratings for the postcode
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- 4 Priory Cottages, Beech Hill Road, Beech Hill, Reading valuationHow the estimate is built and what moves it
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