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Woodbine Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AZ

EPC BSolar panels3 sales on record2 planning records

Estimated value

£995,000

  • Since the 2017 sale (£765,000)+30%
  • Against RG7 2AZ's recent median (£485,000)+105%

Newest record on this page: November 2019. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
176 m²
1894 sq ft
Energy rating
B
Score 81
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£995,000

  • Against its 2017 sale (£765,000)+30%
  • Against RG7 2AZ's recent median (£485,000)+105%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Woodbine Cottage is modelled from its 176 m² EPC floor area, its 3 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

    176 m² from the EPC lodged in December 2013

  • Sales of this home

    3 sales recorded, the latest in 2017

  • Recent sales in RG7 2AZ

    5 sales, median £485,000 (2019–2010)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2019Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on Woodbine Cottage was the highest on Land Registry record across the postcode.

Sales timeline

  1. 4 April 2017Most recent

    £765,000

    +95.2%over 7 years

  2. 11 December 2009

    £392,000

    +96.0%over 5 years

  3. 28 September 2004

    £200,000

Median price across the last 5 sales in RG7 2AZ: £485,000 (2019–2010).

Risks

What this page doesn't show

1 potential issue has already been flagged for Woodbine Cottage, 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

Overview

About Woodbine Cottage

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Woodbine Cottage is a four-bedroom detached house in Beech Hill, Reading, Reading (RG7 2AZ). It has a recorded floor area of 176 m² (around 1894 sq ft), construction records dating it to 2007 onwards and council tax band C. The latest certificate (December 2013) returns a B (score 81), comfortably above the UK average. When first surveyed in August 2009 the rating was F, the property has climbed 4 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Average to Very Good and window efficiency went from Poor to Good. Main heating runs on electricity. The latest certificate is from December 2013, so improvements made since then won't be reflected. The property has solar panels and underfloor heating on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include outbuildings. The home occupies a cul-de-sac position.

At 176 m² it's 24.8% larger than the typical home in the postcode (141 m² median across 7 EPCs). On energy efficiency it sits in the top 10% of properties in this postcode. 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 2004–2017, sale prices on this property compounded at 11.3% per year. Today's modelled estimate of £995,000 is 30.1% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£404/sq ft) was about 75.7% above the typical sold price in the postcode. On the market in April 2017 and unlisted since — roughly 9 years.

Specifications

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

  • Bedrooms4
  • Bathrooms2
  • Open-plan layoutYes
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenSouth-facing
  • DrivewayYes
  • OutbuildingsYes
  • Cul-de-sacYes

Building

  • Heating systemAir source
  • Underfloor heatingYes
  • Solar panelsYes
  • RefurbishedYes
Before you decide

Everything you need to know about Woodbine Cottage

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Woodbine Cottage ranks among the most efficient homes in the postcode for energy use.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 15 Dec 2023

Current Certificate(1 of 2)
Dec 2013

EPC Rating

A
B
B81
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Good
Windows
Good
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 15 December 2023

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Dec 2013from Aug 2009
EPC improved fromF37toB81
Heating System
Gas BoilerHeat Pump

Heat pump installed, significantly improving energy efficiency

Main Fuel
OilElectric

Changed to a more efficient fuel source

Heating Controls
FullProg + Stat

Heating controls changed

Hot Water
Main SystemSolar

Hot water system upgraded

Windows
Partial DoubleTriple

Windows upgraded to triple glazing

Walls
Very PoorVery Good

Wall insulation improved

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Planning

Planning history

Applications and permits filed against Woodbine Cottage, 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 Woodbine Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AZ

2decisions2extensions9documents2nearby
Flagged:Demolition
  1. Feb 2012
    DemolitionFull
    Outcome in report

    Extension: Side of property

    Demolition of single storey rear extension, erection of two storey and single storey side extensions, internal alterations

    Extension
    Reference
    11/02757/HOUSE
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock Woodbine Cottage, 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 9 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

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.

EPC Rating for Woodbine Cottage runs comfortably ahead of the street norm.

Price per m²

£4,347

Street avg £3,158

Strongly above

Floor Area

176 m²

Street avg 130 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 6 rooms

On par

CO₂ Emissions

2.9 t/year

Street avg 7.5 t/year

Strongly above
Area

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.
Full Reading report

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.

Noise

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 road noise heatmap for RG7 2AZ

Daytime· 07:00 – 23:00

45.1dB

Low
Night-time road noise heatmap for RG7 2AZ

Night-time· 23:00 – 07:00

36.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

21st centuryDetached HouseEPC BNo mains gasSolid (non-cavity) wallsPermanent outbuildings

Because the property has no mains gas supply, has solid (non-cavity) walls, and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,495 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£780k

1 Lovegrove Gardens, The Common, Silchester

RG7 2PH

4 bed
£683k

1 Flexditch, Silchester

RG7 2PT

4 bed2 bath
£754k

1 Romans Field, Silchester

RG7 2QH

5 bed1 bath
£637k

1 Jubilee Cottages, Church Road, Mortimer West End

RG7 2JA

3 bed2 bath
£590k

1 Hendeys Cottages, Summerlug, Mortimer Common

RG7 2JU

3 bed
£450k

1 Inhams Way, Silchester

RG7 2QA

3 bed
£466k

1 Birchtree Cottages, Kings Road, Silchester

RG7 2NT

2 bed1 bath
£394k

1 Mews Cottage, Little London Road, Silchester

RG7 2PN

2 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Woodbine Cottage is modelled from its 176 m² EPC floor area, its 3 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. 3 sales are recorded for Woodbine Cottage. 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 Woodbine Cottage was lodged in December 2013 at band B and expired in December 2023, so a new one is needed to sell or let. 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 Woodbine 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 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
Woodbine 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Woodbine Cottage, Beech Hill Road, Beech Hill, Reading, RG7 2AZ. Each answer is also embedded as structured data for search engines.

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