Model valuation£417,0008 Busby Close
Local market context
Beech Hill House, Flat 4, Wood Lane, Beech Hill, Reading, RG7 2BE
Listed building1 planning record
Last sold (2018)
£345,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- RG7 2BE recent median£775,000
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
2
Bathrooms
2
Council tax
Band B
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for Beech Hill House because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in RG7 2BE.
What an estimate needs
Floor area
No EPC on record
Sales of this home
2 sales recorded, the latest in 2018
Recent sales in RG7 2BE
5 sales, median £775,000 (2026–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | Latest available records, read when you order |
| Valuation | Not available | Analysed against comparable sales |
| Planning | 1 application | 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.
Beech Hill House has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
5 April 2018Most recent
£345,000
+323.3%over 21 years23 June 1996
£81,500
Median price across the last 5 sales in RG7 2BE: £775,000 (2026–2023).
Nearby sales in RG7 2BE
Woodside, Wood Lane, Beech Hill, Reading, RG7 2BE
Sold Mar 2026
£900,000Beech Hill House, Flat 2, Wood Lane, Beech Hill, Reading, RG7 2BE
Sold Mar 2025
£335,000Wagtails, Wood Lane, Beech Hill, Reading, RG7 2BE
Sold Nov 2024
£775,000Old Post House, Wood Lane, Beech Hill, Reading, RG7 2BE
Sold May 2024
£775,000Chapel Amble, Wood Lane, Beech Hill, Reading, RG7 2BE
Sold Dec 2023
£586,000
What this page doesn't show
1 potential issue has already been flagged for Beech Hill House, Flat 4, 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
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About Beech Hill House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beech Hill House is a two-bedroom property in Beech Hill, Reading, Reading (RG7 2BE). It has council tax band B. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs.
Last sold in April 2018, so it's been off the market for around 8 years. Across 1996–2018, sale prices on this property compounded at 6.8% per year. One historical planning record sits against the property in 2018.
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
- Bedrooms2
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
Outside
- Communal gardenYes
- GarageYes
Building
- Listed buildingYes
- RefurbishedYes
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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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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against Beech Hill House, Flat 4, Wood Lane, Beech Hill, Reading, RG7 2BE, sourced from the PlanIt planning register.
1 application on record at Beech Hill House, Flat 4, Wood Lane, Beech Hill, Reading, RG7 2BE
1decisions9documents2nearby
- Mar 2018RenovationHeritageOutcome in report
Internal adaptions
- Documents
- 9 docs on file
- Reference
- 18/00001/LBC2
Unlock Beech Hill House, Flat 4, Wood Lane, Beech Hill, Reading, RG7 2BE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application 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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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
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.
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· 07:00 – 23:00
45.6dB
Night-time· 23:00 – 07:00
37.7dB
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
Because the property is a listed building, we believe a Level 3 building survey should be considered.
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£258k
Beech Hill House, Flat 7, Wood Lane, Beech Hill
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Beech Hill House, Flat 1, Wood Lane, Beech Hill
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Beech Hill House, Flat 2, Wood Lane, Beech Hill
RG7 2BE
Flat3 bed2 bath
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Beech Hill House, Flat 8, Wood Lane, Beech Hill
RG7 2BE
Flat1 bed
£542k
Beech Hill House, Flat 3, Wood Lane, Beech Hill
RG7 2BE
Flat4 bed2 bath
£630k
Trunkwell Park, Trunkwell Flat, Beech Hill Road, Beech Hill
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South Stables, Museum Flat, Stratfield Saye Park, Stratfield Saye
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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
- We don't publish an estimate for Beech Hill House because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in RG7 2BE.
- 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 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
- There is no Energy Performance Certificate on the public register for Beech Hill House. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application 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 B. 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 Beech Hill House, Flat 4, Wood Lane, Beech Hill, Reading, RG7 2BE. Each answer is also embedded as structured data for search engines.
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