Model valuation£417,0008 Busby Close
Local market context
Faines, Beech Hill Road, Beech Hill, Reading, RG7 2AZ
Estimated value
£508,000
- Since the 1997 sale (£135,000)+276%
- Against RG7 2AZ's recent median (£598,000)-15%
Newest record on this page: November 2019. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
106 m²
1141 sq ft
Energy rating
D
Score 65
Council tax
Band E
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
£508,000
- Against its 1997 sale (£135,000)+276%
- Against RG7 2AZ's recent median (£598,000)-15%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Faines is modelled from its 106 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 2AZ. 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
106 m² from the EPC lodged in August 2014
Sales of this home
2 sales recorded, the latest in 1997
Recent sales in RG7 2AZ
5 sales, median £598,000 (2019–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2019 | 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.
Faines's modelled value sits at over four times its earliest registered sale price (1995).
Sales timeline
29 September 1997Most recent
£135,000
+42.1%over 2 years28 September 1995
£95,000
Median price across the last 5 sales in RG7 2AZ: £598,000 (2019–2010).
Nearby sales in RG7 2AZ
Rose Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AZ
Sold Nov 2019
£407,500Woodbine Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AZ
Sold Apr 2017
£765,000Meadowside, Beech Hill Road, Beech Hill, Reading, RG7 2AZ
Sold Jun 2014
£700,000Pond House, Beech Hill Road, Beech Hill, Reading, RG7 2AZ
Sold Jul 2013
£598,000Old Elm Tree Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AZ
Sold Jul 2010
£144,000
What this page doesn't show
1 potential issue has already been flagged for Faines, Beech Hill Road, Beech Hill, Reading, RG7 2AZ. 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 Faines
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Faines is a detached house in Beech Hill, Reading, Reading (RG7 2AZ). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (August 2014) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump. Main heating runs on oil. The latest certificate is from August 2014, so improvements made since then won't be reflected.
Untraded for 29 years, with the last transfer in September 1997. Across 1995–1997, sale prices on this property compounded at 19.2% per year. Today's modelled estimate of £508,000 sits 276.3% above the 1997 sale of £135,000. On a £-per-square-foot basis, the last sale (£118/sq ft) was about 50.5% below the postcode norm. At 106 m² it's 29.3% smaller than the typical home in the postcode (150 m² median across 7 EPCs). Its energy rating outperforms most of the postcode (better than 71% of similar EPCs).
Before you decide
Everything you need to know about Faines
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 07 Aug 2024
Current Certificate
Aug 2014EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 7 August 2024
Planning history
Applications and permits filed against Faines, Beech Hill Road, Beech Hill, Reading, RG7 2AZ, sourced from the PlanIt planning register.
Faines 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 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Faines is notably below the street on price per m².
Price per m²
£1,274
Street avg £3,597
Floor Area
106 m²
Street avg 140 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
4.9 t/year
Street avg 7.2 t/year
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
0.1 km
The Old Elm Tree — bus stop.
Closest school
2.4 km
Lambs Lane Primary School. 2 schools nearby.
Nearest schools
- Lambs Lane Primary SchoolPrimary2.4km
- Grazeley Church of England Primary SchoolPrimary2.8km
Nearest stops
- The Old Elm TreeBus stop78m
- St Marys ChurchBus stop352m
- St Marys ChurchBus stop397m
- Home FarmBus stop687m
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 2AZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.1dB
Night-time· 23:00 – 07:00
36.5dB
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 DExtended multiple times (2+ extensions)No mains gas
Because the property 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.
£466k
1 Birchtree Cottages, Kings Road, Silchester
RG7 2NT
2 bed1 bath
£450k
1 Inhams Way, Silchester
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3 bed
£447k
1 Park View, Beech Hill Road, Beech Hill
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£446k
1 Fighting Cock Cottages, Fair Oak Lane, Stratfield Saye
RG7 2EA
£438k
1 Perrins Farm Cottages, Beech Hill Road, Mortimer
RG7 2AP
£590k
1 Hendeys Cottages, Summerlug, Mortimer Common
RG7 2JU
3 bed
£432k
1 Park Lane, Mortimer
RG7 2BX
£425k
1 Church Road, Mortimer West End
RG7 2HU
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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 Faines is modelled from its 106 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 2AZ. 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 Faines. 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 Faines was lodged in August 2014 at band D and expired in August 2024, 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. None is matched to Faines. 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 2 schools and 30 stops listed are measured in a straight line from RG7 2AZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Faines is in council tax band E. 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 Faines, Beech Hill Road, Beech Hill, Reading, RG7 2AZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG7 2AZSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- Faines, 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