Model valuation£417,0008 Busby Close
Local market context
Beech Hill House, Flat 7, Wood Lane, Beech Hill, Reading, RG7 2BE
Estimated value
£258,000
- Since the 2007 sale (£222,000)+16%
- 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.
Property type
Semi-detached
Floor 02
Bedrooms
2
Bathrooms
2
Floor area
81 m²
872 sq ft
Energy rating
E
Score 43
Council tax
Band B
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
£258,000
- Against its 2007 sale (£222,000)+16%
- 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 81 m² EPC floor area, its 1 recorded sale 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
81 m² from the EPC lodged in May 2022
Sales of this home
1 sale recorded, the latest in 2007
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 | 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
7 December 2007Most recent
£222,000
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 7, 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
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 semi-detached house in Beech Hill, Reading, Reading (RG7 2BE). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (May 2022) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on electricity. At 81 m² this is the 3rd 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 across 6 units on file.
It hasn't traded since December 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 81 m² it sits well below the postcode median (136 m² across 9 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £258,000 is 16.2% above the 2007 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
- Bedrooms2
- Bathrooms2
- Dining roomYes
- EnsuiteYes
Outside
- Communal gardenYes
- 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
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.
Current Certificate
May 2022EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 May 2032
Planning history
Applications and permits filed against Beech Hill House, Flat 7, 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.
Versus other Wood Lane homes
Four headline reads against 5 similar flats on this street, drawn from the latest EPC and Land Registry data.
Years Held for Beech Hill House runs comfortably ahead of the street norm.
Price per m²
£2,741
Street avg £2,758
Floor Area
81 m²
Street avg 94 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
4.5 t/year
Street avg 5.7 t/year
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
Victorian-era2nd Floor FlatEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£254k
Beech Hill House, Flat 6, Wood Lane, Beech Hill
RG7 2BE
Flat2 bed
£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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Start your researchHow to read this page
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 Beech Hill House is modelled from its 81 m² EPC floor area, its 1 recorded sale 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. 1 sale is 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 May 2022 at band E and is valid until May 2032. 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 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 7, Wood Lane, Beech Hill, Reading, RG7 2BE. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG7 2BESold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- Beech Hill House, Flat 7, Wood Lane, Beech Hill, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales