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Fagus House, Wood Lane, Beech Hill, Reading, RG7 2BE

1 planning record

Estimated value

£857,000

  • Since the 2011 sale (£482,500)+78%
  • Against RG7 2BE's recent median (£775,000)+11%

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
Detached
Habitable rooms
9
From EPC
Floor area
185 m²
1991 sq ft
Energy rating
E
Score 51
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

£857,000

  • Against its 2011 sale (£482,500)+78%
  • Against RG7 2BE's recent median (£775,000)+11%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Fagus House is modelled from its 185 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

    185 m² from the EPC lodged in January 2023

  • Sales of this home

    1 sale recorded, the latest in 2011

  • 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 applicationFull 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.

Fagus House valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 25 March 2011Most recent

    £482,500

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 Fagus House, 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 Fagus House

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

Fagus House is a detached house in Beech Hill, Reading, Reading (RG7 2BE). It has a recorded floor area of 185 m² (around 1991 sq ft) and construction records dating it to 1967-1975. The latest certificate (January 2023) shows an E (score 51), well below the UK norm with real room to improve. When first surveyed in November 2010 the rating was F, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Poor and lighting went from Good to Very Good; while wall efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to D (score 61). Main heating runs on lpg.

It hasn't traded since March 2011, a hold of 15 years that's notably long for the area. At 185 m² the property is well over the postcode median (122 m² across 9 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £857,000 sits 77.6% above the 2011 sale of £482,500. One planning record on file: an extension approved in 2013. Past consents include an extension, meaningful when judging how the property has evolved.

Before you decide

Everything you need to know about Fagus 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.
Current Certificate(1 of 2)
Jan 2023

EPC Rating

A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 18 January 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Jan 2023from Nov 2010
EPC improved fromF37toE51
Hot Water
Immersion (Off-Peak)Main System

Hot water system upgraded

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
56%100%

More low energy lighting installed

Planning

Planning history

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

Fagus House has an approved side and rear extension on the planning record.

1 application on record at Fagus House, Wood Lane, Beech Hill, Reading, RG7 2BE

1decisions1extensions7documents2nearby
  1. May 2013
    ExtensionFull
    Outcome in report

    Extension: Side and rear of property

    Two storey side and first floor rear extension.

    Documents
    7 docs on file
    Reference
    13/00459/HOUSE
    Full record in report

Unlock Fagus House, 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 7 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 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for Fagus House lags the street by a wide margin.

Price per m²

£2,608

Street avg £5,355

Strongly below

Floor Area

185 m²

Street avg 134 m²

Strongly above

Habitable Rooms

9 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

5.2 t/year

Street avg 6.0 t/year

Above
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

Late 20th centuryDetached HouseEPC EExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,360 · 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.
£780k

1 Lovegrove Gardens, The Common, Silchester

RG7 2PH

4 bed
£754k

1 Romans Field, Silchester

RG7 2QH

5 bed1 bath
£683k

1 Flexditch, Silchester

RG7 2PT

4 bed2 bath
£637k

1 Jubilee Cottages, Church Road, Mortimer West End

RG7 2JA

3 bed2 bath
£590k

1 Hendeys Cottages, Summerlug, Mortimer Common

RG7 2JU

3 bed
£466k

1 Birchtree Cottages, Kings Road, Silchester

RG7 2NT

2 bed1 bath
£450k

1 Inhams Way, Silchester

RG7 2QA

3 bed
£447k

1 Park View, Beech Hill Road, Beech Hill

RG7 2BA

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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 Fagus House is modelled from its 185 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 Fagus 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 Fagus House was lodged in January 2023 at band E and is valid until January 2033. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Fagus 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.
FAQ

Common questions

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

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