Model valuation£417,0008 Busby Close
Local market context
Dairy Cottage, The Walled Garden, Beech Hill, Reading, RG7 2LA
3 planning records
Estimated value
£673,000
- Against RG7 2LA's recent median (£1,275,000)-47%
Newest record on this page: August 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
136 m²
1464 sq ft
Energy rating
C
Score 69
Council tax
Band G
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
£673,000
- Against RG7 2LA's recent median (£1,275,000)-47%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Dairy Cottage is modelled from its 136 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 2LA. 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
136 m² from the EPC lodged in August 2024
Sales of this home
No sale recorded since 1995
Recent sales in RG7 2LA
1 sale, median £1,275,000 (2014–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2014 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | 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.
Dairy Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 1 sales in RG7 2LA: £1,275,000 (2014–2014).
Nearby sales in RG7 2LA
What this page doesn't show
1 potential issue has already been flagged for Dairy Cottage, The Walled Garden, Beech Hill, Reading, RG7 2LA. 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 Dairy Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Dairy Cottage is a mid-terrace house in Beech Hill, Reading, Reading (RG7 2LA). It has a recorded floor area of 136 m² (around 1464 sq ft), construction records dating it to 1900-1929 and council tax band G. The latest certificate (August 2024) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 83). Main heating runs on oil.
3 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Dairy Cottage
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.
Current Certificate
Aug 2024EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 28 August 2034
Planning history
Applications and permits filed against Dairy Cottage, The Walled Garden, Beech Hill, Reading, RG7 2LA, sourced from the PlanIt planning register.
Dairy Cottage has 2 separate extension applications on the council record.
3 applications on record at Dairy Cottage, The Walled Garden, Beech Hill, Reading, RG7 2LA
3decisions2extensions27documents2nearby
- Sept 2013FullOutcome in report
Addition to form garden room/studio
- Documents
- 11 docs on file
- Reference
- 13/01584/HOUSE
- More recent applications — locked
- ExtensionMar 2023Decision
- ExtensionOct 2022Decision
Unlock Dairy Cottage, The Walled Garden, Beech Hill, Reading, RG7 2LA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 2 notable nearby
- The 27 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
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
Home Farm — bus stop.
Closest school
1.7 km
Lambs Lane Primary School. 2 schools nearby.
Nearest schools
- Lambs Lane Primary SchoolPrimary1.7km
- Grazeley Church of England Primary SchoolPrimary2.3km
Nearest stops
- Home FarmBus stop204m
- St Marys ChurchBus stop367m
- St Marys ChurchBus stop423m
- Woodcock LaneBus stop803m
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 2LA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.6dB
Night-time· 23:00 – 07:00
39.3dB
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-eraMid-Terrace HouseEPC CPre-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 £1,155 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Lovegrove Gardens, The Common, Silchester
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1 Birchtree Cottages, Kings Road, Silchester
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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
- The estimate for Dairy Cottage is modelled from its 136 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 2LA. 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. No sale is recorded for Dairy Cottage, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Dairy Cottage was lodged in August 2024 at band C and is valid until August 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 Dairy Cottage. 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 2LA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Dairy Cottage is in council tax band G. 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 Dairy Cottage, The Walled Garden, Beech Hill, Reading, RG7 2LA. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 2LASold prices, values and energy ratings for the postcode
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