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Wagtails, Wood Lane, Beech Hill, Reading, RG7 2BE

3 planning records

Estimated value

£854,000

  • Since the 2024 sale (£775,000)+10%
  • Against RG7 2BE's recent median (£586,000)+46%

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
5
From EPC
Floor area
141 m²
1518 sq ft
Energy rating
D
Score 62
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

£854,000

  • Against its 2024 sale (£775,000)+10%
  • Against RG7 2BE's recent median (£586,000)+46%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Wagtails is modelled from its 141 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

    141 m² from the EPC lodged in May 2024

  • Sales of this home

    2 sales recorded, the latest in 2024

  • Recent sales in RG7 2BE

    5 sales, median £586,000 (2026–2022)

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 3 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.

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

Sales timeline

  1. 1 November 2024Most recent

    £775,000

    +59.8%over 18 years

  2. 26 October 2006

    £485,000

Median price across the last 5 sales in RG7 2BE: £586,000 (2026–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for Wagtails, 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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Overview

About Wagtails

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

Wagtails is a detached house in Beech Hill, Reading, Reading (RG7 2BE). It has a recorded floor area of 141 m² (around 1518 sq ft) and construction records dating it to 1976-1982. The latest certificate (May 2024) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75). Main heating runs on oil.

3 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, partial demolition, a garage conversion and new windows, meaningful when judging how the property has evolved. At 141 m² it's 15.6% larger than the typical home in the postcode (122 m² median across 9 EPCs). Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). Across 2006–2024, sale prices on this property compounded at 2.6% per year. Today's modelled estimate of £854,000 is 10.2% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£511/sq ft) was about 121.6% above the typical sold price in the postcode. Sold November 2024 for £775,000.

Before you decide

Everything you need to know about Wagtails

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
May 2024

EPC Rating

A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 14 May 2034

7 years remaining
Planning

Planning history

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

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

3 applications on record at Wagtails, Wood Lane, Beech Hill, Reading, RG7 2BE

2decisions3extensions20documents2nearby
Flagged:Demolition
  1. Jan 2007
    Garage ConversionFull
    Outcome in report

    New plain tile pitched over-roof to flat roof at front. Convert existing garage to form an extended living room with new window to replace existing garage doors to front elevation. Additional windows to front elevation.

    ExtensionNew Windows
    Documents
    5 docs on file
    Reference
    06/02661/HOUSE
    Full record in report
  2. More recent applications — locked
  3. DemolitionDecision
  4. DemolitionDecision

Unlock Wagtails, 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 3 applications on this property in full, plus 2 notable nearby
  • The 20 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.

Wagtails is notably below the street on years held.

Price per m²

£5,496

Street avg £4,392

Above

Floor Area

141 m²

Street avg 149 m²

Above

Habitable Rooms

5 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

5.1 t/year

Street avg 6.0 t/year

Strongly 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 DExtended 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 £1,360 · 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 Wagtails is modelled from its 141 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 Wagtails. 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 Wagtails was lodged in May 2024 at band D and is valid until May 2034. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Wagtails. 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 Wagtails, Wood Lane, Beech Hill, Reading, RG7 2BE. Each answer is also embedded as structured data for search engines.

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