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Beech Hill House, Flat 6, Wood Lane, Beech Hill, Reading, RG7 2BE

2 planning records

Estimated value

£254,000

  • Since the 2010 sale (£215,000)+18%
  • Against RG7 2BE's recent median (£775,000)-67%

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
End terrace
Floor 1st
Bedrooms
2
Floor area
91 m²
983 sq ft
Energy rating
D
Score 60
Council tax
Band B
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

£254,000

  • Against its 2010 sale (£215,000)+18%
  • Against RG7 2BE's recent median (£775,000)-67%

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 91 m² EPC floor area, its 2 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

    91 m² from the EPC lodged in February 2009

  • Sales of this home

    2 sales recorded, the latest in 2010

  • 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
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.

Sales timeline

  1. 12 March 2010Most recent

    £215,000

    +34.8%over 7 years

  2. 15 July 2002

    £159,500

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 6, 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 two-bedroom end-of-terrace house in Beech Hill, Reading, Reading (RG7 2BE). It has a recorded floor area of 91 m² (around 983 sq ft), construction records dating it to before 1900 and council tax band B. At 91 m² this is the 4th smallest of 6 units on EPC record in Beech Hill House, where floor areas span 39–150 m². The building's EPC ratings span F to D, with this unit at the top. On EPC score it ranks first in the building (60 versus a worst of 28). The latest certificate (February 2009) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 69). The latest certificate is from February 2009, so improvements made since then won't be reflected.

Held since March 2010 — that's 16 years off the open market, well above the local norm. At 91 m² it sits well below the postcode median (136 m² across 9 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include new windows, meaningful when judging how the property has evolved. Across 2002–2010, sale prices on this property compounded at 4% per year. Today's modelled estimate of £254,000 is 18.1% above the 2010 sale price.

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

  • Bedrooms2
  • Open-plan layoutYes
  • Dining roomYes

Outside

  • GarageYes
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 EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 16 Feb 2019

Current Certificate
Feb 2009

EPC Rating

A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 16 February 2019

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against Beech Hill House, Flat 6, Wood Lane, Beech Hill, Reading, RG7 2BE, sourced from the PlanIt planning register.

2 applications on record at Beech Hill House, Flat 6, Wood Lane, Beech Hill, Reading, RG7 2BE

2decisions18documents2nearby
  1. Nov 2013
    RenovationHeritage
    Outcome in report

    Replacement of 4 rotting single glazed windows with 4 double glazed sash windows, also replacement fire door, to be as identical as possible.

    New Windows
    Documents
    10 docs on file
    Reference
    13/02226/LBC2
    Full record in report
  2. More recent applications — locked
  3. RenovationDecision

Unlock Beech Hill House, Flat 6, 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 (2 on record)
  • All 2 applications on this property in full, plus 2 notable nearby
  • The 18 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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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.

Beech Hill House outperforms the street on epc rating by a wide margin.

Price per m²

£2,355

Street avg £2,854

Below

Floor Area

91 m²

Street avg 92 m²

On par

Habitable Rooms

3 rooms

Street avg 3 rooms

On par

CO₂ Emissions

4.7 t/year

Street avg 5.7 t/year

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

Victorian-era1st Floor FlatEPC DPre-1919 buildSolid (non-cavity) walls

Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £885 · 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.
£258k

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

RG7 2BE

Flat2 bed2 bath
£450k

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

RG7 2BE

Flat2 bed2 bath
£350k

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

RG7 2BE

Flat1 bed
£366k

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

RG7 2BE

Flat3 bed2 bath
£480k

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

RG7 2BE

Flat3 bed
£231k

Beech Hill House, Flat 9, Wood Lane, Beech Hill

RG7 2BE

Flat
£290k

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

RG7 2BZ

Flat
£542k

Beech Hill House, Flat 3, Wood Lane, Beech Hill

RG7 2BE

Flat4 bed2 bath

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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 91 m² EPC floor area, its 2 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. 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
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 February 2009 at band D and expired in February 2019, 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 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Beech Hill House, Flat 6, Wood Lane, Beech Hill, Reading, RG7 2BE. Each answer is also embedded as structured data for search engines.

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