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Beech Hill House, Flat 3, Wood Lane, Beech Hill, Reading, RG7 2BE

3 sales on record

Estimated value

£542,000

  • Since the 2022 sale (£450,000)+20%
  • Against RG7 2BE's recent median (£775,000)-30%

Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor 00
Bedrooms
4
Bathrooms
2
Floor area
136 m²
1464 sq ft
Energy rating
F
Score 31
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

£542,000

  • Against its 2022 sale (£450,000)+20%
  • Against RG7 2BE's recent median (£775,000)-30%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Beech Hill House is modelled from its 136 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG7 2BE. 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

    136 m² from the EPC lodged in October 2020

  • Sales of this home

    3 sales recorded, the latest in 2022

  • Recent sales in RG7 2BE

    5 sales, median £775,000 (2026–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

Sale price has at least doubled since 2000.

Sales timeline

  1. 15 August 2022Most recent

    £450,000

    +7.1%over 5 years

  2. 21 June 2017

    £420,000

    +133.3%over 16 years

  3. 11 September 2000

    £180,000

Median price across the last 5 sales in RG7 2BE: £775,000 (2026–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for Beech Hill House, Flat 3, Wood Lane, Beech Hill, Reading, RG7 2BE. 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 Beech Hill House

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

Beech Hill House is a four-bedroom semi-detached house in Beech Hill, Reading, Reading (RG7 2BE). It has a recorded floor area of 136 m² (around 1464 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (October 2020) shows an F (score 31), near the bottom of the EPC scale. Earlier certificates rated it E (October 2008); the latest reading is one band lower. Between certificates, window efficiency went from Poor to Average and lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Poor to Very Poor. The recommended improvements would push it to E (score 54). Main heating runs on oil. Period features are noted in the property record.

It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs). 4 bedrooms is on the larger side for this postcode, where 2 is the typical count. Across 2000–2022, sale prices on this property compounded at 4.3% per year. Today's modelled estimate of £542,000 is 20.4% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£307/sq ft) was about 30% above the typical sold price in the postcode. Last sale on file: £450,000 in August 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenYes
  • GarageDouble

Building

  • Period featuresYes
Before you decide

Everything you need to know about Beech Hill House

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.

Beech Hill House's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Oct 2020

EPC Rating

A
B
C
D
E
F
F31
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 21 October 2030

3 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2020from Oct 2008
EPC improved fromE53toF31
Main Fuel
GasOil

Fuel source changed

Hot Water
GoodAverage

Hot water efficiency decreased

Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Beech Hill House, Flat 3, Wood Lane, Beech Hill, Reading, RG7 2BE, sourced from the PlanIt planning register.

Beech Hill House 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.

On the street

Versus other Wood Lane homes

Four headline reads against 5 similar flats on this street, drawn from the latest EPC and Land Registry data.

On price per m², Beech Hill House stands well clear of the street.

Price per m²

£3,309

Street avg £2,616

Strongly above

Floor Area

136 m²

Street avg 83 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 3 rooms

Strongly above

CO₂ Emissions

11.0 t/year

Street avg 4.4 t/year

Strongly below
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

0.2 km

St Marys Church — bus stop.

Closest school

1.9 km

Lambs Lane Primary School. 2 schools nearby.

Nearest schools

  • Lambs Lane Primary SchoolPrimary1.9km
  • Grazeley Church of England Primary SchoolPrimary2.5km

Nearest stops

  • St Marys ChurchBus stop193m
  • St Marys ChurchBus stop251m
  • Home FarmBus stop252m
  • The Old Elm TreeBus stop614m

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 2BE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG7 2BE

Daytime· 07:00 – 23:00

45.6dB

Low
Night-time road noise heatmap for RG7 2BE

Night-time· 23:00 – 07:00

37.7dB

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

Mid 20th centuryGround Floor MaisonetteEPC FExtended 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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£480k

Beech Hill House, Flat 1, Wood Lane, Beech Hill

RG7 2BE

Flat3 bed
£366k

Beech Hill House, Flat 2, Wood Lane, Beech Hill

RG7 2BE

Flat3 bed2 bath
£450k

Beech Hill House, Flat 4, Wood Lane, Beech Hill

RG7 2BE

Flat2 bed2 bath
£258k

Beech Hill House, Flat 7, Wood Lane, Beech Hill

RG7 2BE

Flat2 bed2 bath
£254k

Beech Hill House, Flat 6, Wood Lane, Beech Hill

RG7 2BE

Flat2 bed
£630k

Trunkwell Park, Trunkwell Flat, Beech Hill Road, Beech Hill

RG7 2AT

Flat
£350k

Beech Hill House, Flat 8, Wood Lane, Beech Hill

RG7 2BE

Flat1 bed
£290k

South Stables, Museum Flat, Stratfield Saye Park, Stratfield Saye

RG7 2BZ

Flat

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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 Beech Hill House is modelled from its 136 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG7 2BE. 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 Beech Hill 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 Beech Hill House was lodged in October 2020 at band F and is valid until October 2030. 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 Beech Hill 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 2BE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Beech Hill House 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 Beech Hill House, Flat 3, Wood Lane, Beech Hill, Reading, RG7 2BE. Each answer is also embedded as structured data for search engines.

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