Model valuation£417,0008 Busby Close
Local market context
Pond House, Beech Hill Road, Beech Hill, Reading, RG7 2AZ
4 sales on record2 planning records
Estimated value
£871,000
- Since the 2013 sale (£598,000)+46%
- Against RG7 2AZ's recent median (£485,000)+80%
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
Bedrooms
5
Floor area
173 m²
1857 sq ft
Energy rating
E
Score 44
Council tax
Band G
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
£871,000
- Against its 2013 sale (£598,000)+46%
- Against RG7 2AZ's recent median (£485,000)+80%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Pond House is modelled from its 173 m² EPC floor area, its 4 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
173 m² from the EPC lodged in April 2011
Sales of this home
4 sales recorded, the latest in 2013
Recent sales in RG7 2AZ
5 sales, median £485,000 (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 | 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.
Sale price has grown by over 3x since 1995.
Sales timeline
21 July 2013Most recent
£598,000
+4.0%over 6 years29 March 2007
£575,000
+40.2%over 2 years27 January 2005
£410,000
+166.2%over 9 years24 March 1995
£154,000
Median price across the last 5 sales in RG7 2AZ: £485,000 (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
£700,000Old Elm Tree Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AZ
Sold Jul 2010
£144,000Bears House, Beech Hill Road, Beech Hill, Reading, RG7 2AZ
Sold Feb 2010
£485,000
What this page doesn't show
1 potential issue has already been flagged for Pond House, 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 Pond House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Pond House is a five-bedroom detached house in Beech Hill, Reading, Reading (RG7 2AZ). It has a recorded floor area of 173 m² (around 1857 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (April 2011) shows an E (score 44), well below the UK norm with real room to improve. Main heating runs on oil. The latest certificate is from April 2011, so improvements made since then won't be reflected. Period features are noted in the property record. Records show the property has been extended at some point in its history.
13 years since the last transfer (July 2013). Across the public record there are 4 sales, relatively high churn for a single property. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. At 173 m² it's 22.4% larger than the typical home in the postcode (141 m² median across 7 EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Across 1995–2013, sale prices on this property compounded at 7.7% per year. Today's modelled estimate of £871,000 is 45.7% above the 2013 sale price. On a £-per-square-foot basis, the last sale (£322/sq ft) was about 55.6% above the typical sold price in the postcode.
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
- Bedrooms5
- Open-plan layoutYes
- Dining roomYes
- StudyYes
Outside
- Private gardenYes
Building
- Period featuresYes
- Previously extendedYes
Before you decide
Everything you need to know about Pond House
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.
Pond House'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 05 Apr 2021
Current Certificate
Apr 2011EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
9.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 April 2021
Planning history
Applications and permits filed against Pond House, Beech Hill Road, Beech Hill, Reading, RG7 2AZ, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
2 applications on record at Pond House, Beech Hill Road, Beech Hill, Reading, RG7 2AZ
2decisions2extensions21documents2nearby
Flagged:Demolition
- Sept 2005ExtensionFullOutcome in report
Extension: Rear of property
Replacement of existing single storey rear extension with double storey extension.
- Documents
- 4 docs on file
- Reference
- 05/01659/HOUSE
- More recent applications — locked
- DemolitionJun 2012Decision
Unlock Pond House, Beech Hill Road, Beech Hill, Reading, RG7 2AZ'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 21 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 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, Pond House stands well clear of the street.
Price per m²
£3,466
Street avg £3,284
Floor Area
173 m²
Street avg 130 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
9.7 t/year
Street avg 6.5 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
Victorian-eraDetached HouseEPC EPre-1919 buildNo mains gas
Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
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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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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 Pond House is modelled from its 173 m² EPC floor area, its 4 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. 4 sales are recorded for Pond House. 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 Pond House was lodged in April 2011 at band E and expired in April 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. 2 applications are matched to Pond House. 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
- Pond House is in council tax band G. 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 Pond House, Beech Hill Road, Beech Hill, Reading, RG7 2AZ. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 2AZSold prices, values and energy ratings for the postcode
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