Model valuation£417,0008 Busby Close
Local market context
8 Park View, Beech Hill Road, Beech Hill, Reading, RG7 2BA
Estimated value
£591,000
- Since the 2013 sale (£400,000)+48%
- Against RG7 2BA's recent median (£340,000)+74%
Newest record on this page: August 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
4
Floor area
128 m²
1378 sq ft
Energy rating
D
Score 62
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
£591,000
- Against its 2013 sale (£400,000)+48%
- Against RG7 2BA's recent median (£340,000)+74%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Park View is modelled from its 128 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 2BA. 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
128 m² from the EPC lodged in July 2012
Sales of this home
2 sales recorded, the latest in 2013
Recent sales in RG7 2BA
5 sales, median £340,000 (2022–2002)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2022 | 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.
8 Park View has more than doubled in price since the earliest registered sale in 2000.
Sales timeline
14 January 2013Most recent
£400,000
+146.9%over 12 years29 November 2000
£162,000
Median price across the last 5 sales in RG7 2BA: £340,000 (2022–2002).
What this page doesn't show
1 potential issue has already been flagged for 8 Park View, Beech Hill Road, Beech Hill, Reading, RG7 2BA. 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 8 Park View
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Park View is a four-bedroom end-of-terrace house in Beech Hill, Reading, Reading (RG7 2BA). It has a recorded floor area of 128 m² (around 1378 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (July 2012) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. Main heating runs on oil. The latest certificate is from July 2012, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.
At 128 m² the property is well over the postcode median (94 m² across 6 EPCs), placing it in the larger end of the local stock. On the market in January 2013 and unlisted since — roughly 14 years. Across 2000–2013, sale prices on this property compounded at 7.7% per year. Today's modelled estimate of £591,000 is 47.8% above the 2013 sale price.
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
- Dining roomYes
- StudyYes
- FireplaceYes
Outside
- Private gardenSouth-facing
- ParkingOff road
- Cul-de-sacYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about 8 Park View
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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 11 Jul 2022
Current Certificate
Jul 2012EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 11 July 2022
Planning history
Applications and permits filed against 8 Park View, Beech Hill Road, Beech Hill, Reading, RG7 2BA, sourced from the PlanIt planning register.
8 Park View 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 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 8 Park View stands well clear of the street.
EPC Rating
62 (D)
Street avg 62 (D)
Floor Area
128 m²
Street avg 95 m²
CO₂ Emissions
5.7 t/year
Street avg 4.8 t/year
Habitable Rooms
7 rooms
Street avg 5 rooms
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
St Marys Church — bus stop.
Closest school
2.2 km
Lambs Lane Primary School. 2 schools nearby.
Nearest schools
- Lambs Lane Primary SchoolPrimary2.2km
- Grazeley Church of England Primary SchoolPrimary2.6km
Nearest stops
- St Marys ChurchBus stop159m
- St Marys ChurchBus stop192m
- The Old Elm TreeBus stop275m
- Home FarmBus stop489m
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 2BA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.8dB
Night-time· 23:00 – 07:00
36.6dB
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
Mid 20th centuryEnd-Terrace HouseEPC DNo mains gas
Because the property 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 Mews Cottage, Little London 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 8 Park View is modelled from its 128 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 2BA. 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 8 Park View. 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 8 Park View was lodged in July 2012 at band D and expired in July 2022, 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 8 Park View. 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 2BA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Park View 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 8 Park View, Beech Hill Road, Beech Hill, Reading, RG7 2BA. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 2BASold prices, values and energy ratings for the postcode
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