Model valuation£417,0008 Busby Close
Local market context
Garden House, The Walled Garden, Beech Hill, Reading, RG7 2LA
3 planning records
Estimated value
£1,601,000
- Since the 2014 sale (£1,275,000)+26%
Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
11
From EPC
Floor area
329 m²
3541 sq ft
Energy rating
E
Score 40
Council tax
Band H
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
£1,601,000
- Against its 2014 sale (£1,275,000)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Garden House is modelled from its 329 m² EPC floor area, its 1 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
329 m² from the EPC lodged in November 2013
Sales of this home
1 sale recorded, the latest in 2014
Recent sales in RG7 2LA
No recent sales of other homes in the postcode
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.
Sales timeline
16 October 2014Most recent
£1,275,000
What this page doesn't show
1 potential issue has already been flagged for Garden House, 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 Garden House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Garden House is a detached house in Beech Hill, Reading, Reading (RG7 2LA). It has a recorded floor area of 329 m² (around 3541 sq ft), construction records dating it to 1996-2002 and council tax band H. The latest certificate (November 2013) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 55). Main heating runs on oil. The latest certificate is from November 2013, so improvements made since then won't be reflected.
3 planning records sit against the property, 2 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. Last sold in October 2014, so it's been off the market for around 12 years. Today's modelled estimate of £1,601,000 is 25.6% above the 2014 sale price.
Before you decide
Everything you need to know about Garden House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Garden House's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Nov 2023
Current Certificate
Nov 2013EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
16.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 November 2023
Planning history
Applications and permits filed against Garden House, The Walled Garden, Beech Hill, Reading, RG7 2LA, sourced from the PlanIt planning register.
3 applications on record at Garden House, The Walled Garden, Beech Hill, Reading, RG7 2LA
2decisions5documents2nearby
- Sept 2005ConversionFullOutcome in report
Conversion of an existing timber framed outbuilding to a health suite.
- Documents
- 2 docs on file
- Reference
- 05/01766/HOUSE
- More recent applications — locked
- Tree WorksJan 2025Decision
- Tree WorksSept 2012Decision
Unlock Garden House, 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 (2 on record)
- All 3 applications on this property in full, plus 2 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
Late 20th centuryDetached HouseEPC EDetached over 300m²No mains gas
Because the property is a large detached home over 300m² and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,795 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 Garden House is modelled from its 329 m² EPC floor area, its 1 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. 1 sale is recorded for Garden 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 Garden House was lodged in November 2013 at band E and expired in November 2023, 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. 3 applications are matched to Garden 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 2LA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Garden House is in council tax band H. 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 Garden House, 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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