Model valuation£417,0008 Busby Close
Local market context
Yew Tree Cottage, The Common, Silchester, Reading, RG7 2PH
5 sales on record12 planning records
Estimated value
£578,000
- Since the 2021 sale (£541,000)+7%
- Against RG7 2PH's recent median (£740,000)-22%
Newest record on this page: October 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
2
Floor area
116 m²
1249 sq ft
Energy rating
C
Score 71
Council tax
Band E
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
£578,000
- Against its 2021 sale (£541,000)+7%
- Against RG7 2PH's recent median (£740,000)-22%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Yew Tree Cottage is modelled from its 116 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG7 2PH. 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
116 m² from the EPC lodged in February 2021
Sales of this home
5 sales recorded, the latest in 2021
Recent sales in RG7 2PH
5 sales, median £740,000 (2023–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 12 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.
Yew Tree Cottage has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
22 April 2021Most recent
£541,000
+170.5%over 14 years27 June 2006
£200,000
+17.6%over 1 year12 July 2004
£170,000
17 February 2003
£170,000
+70.0%over 6 years11 April 1996
£100,000
Median price across the last 5 sales in RG7 2PH: £740,000 (2023–2020).
Nearby sales in RG7 2PH
2 Lovegrove Gardens, The Common, Silchester, Reading, RG7 2PH
Sold Oct 2023
£782,500Cherrytree Cottage, The Common, Silchester, Reading, RG7 2PH
Sold Jun 2021
£895,000Fiveways, The Common, Silchester, Reading, RG7 2PH
Sold Jun 2021
£500,000Vine Cottage, The Common, Silchester, Reading, RG7 2PH
Sold Sept 2020
£525,000Keepers Cottage, The Common, Silchester, Reading, RG7 2PH
Sold Aug 2020
£740,000
What this page doesn't show
1 potential issue has already been flagged for Yew Tree Cottage, The Common, Silchester, Reading, RG7 2PH. 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 Yew Tree Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Yew Tree Cottage is a three-bedroom detached house in Silchester, Reading, Reading (RG7 2PH). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 2003-2006 and council tax band E. The latest certificate (February 2021) shows a C (score 71). The rating has held steady at C across 2 certificates since April 2010. Between certificates, lighting went from Very Poor to Poor; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. Period features are noted in the property record.
12 planning records sit against the property, 4 approved, 5 refused. Past consents include tree works, meaningful when judging how the property has evolved. At 116 m² it's 21.6% smaller than the typical home in the postcode (148 m² median across 11 EPCs). Its energy rating outperforms most of the postcode (better than 82% of similar EPCs). Across 1996–2021, sale prices on this property compounded at 7% per year. On a £-per-square-foot basis, the last sale (£433/sq ft) was about 53.7% above the typical sold price in the postcode. Most recent transfer: April 2021 at £541,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms3
- Bathrooms2
- Dining roomYes
- EnsuiteYes
Outside
- ParkingOff street
Building
- Period featuresYes
Before you decide
Everything you need to know about Yew Tree Cottage
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.
Current Certificate(1 of 2)
Feb 2021
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 February 2031
Planning history
Applications and permits filed against Yew Tree Cottage, The Common, Silchester, Reading, RG7 2PH, sourced from the PlanIt planning register.
Yew Tree Cottage has been through 4 approved planning applications — a well-evolved property.
12 applications on record at Yew Tree Cottage, The Common, Silchester, Reading, RG7 2PH
12decisions51documents2nearby
Flagged:Retrospective
- Jul 2002New BuildFullOutcome in report
Erection of a three bedroomed cottage
- Reference
- BDB/52551
- More recent applications — locked
- Tree WorksJun 2016Decision
- Tree WorksJun 2014Decision
+ 9 more applications in the report
Unlock Yew Tree Cottage, The Common, Silchester, Reading, RG7 2PH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (12 on record)
- All 12 applications on this property in full, plus 2 notable nearby
- The 51 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other The Common homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Yew Tree Cottage stands well clear of the street.
Price per m²
£4,664
Street avg £3,700
Floor Area
116 m²
Street avg 142 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
3.2 t/year
Street avg 7.3 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
Calleva Arms — bus stop.
Closest school
0.3 km
Silchester Church of England Primary School. 4 schools nearby.
Nearest schools
- Silchester Church of England Primary SchoolPrimary298m
- Tadley Community Primary SchoolPrimary2.4km
- Bishopswood Junior SchoolPrimary2.7km
- Bishopswood Infant SchoolPrimary2.7km
Nearest stops
- Calleva ArmsBus stop204m
- Silchester CommonBus stop529m
- Hydes PlattBus stop542m
- Impstone RoadBus stop940m
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 2PH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.8dB
Night-time· 23:00 – 07:00
37.0dB
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 2 HomeBuyer Report
21st centuryDetached HouseEPC C
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£590k
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3 bed
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1 Jubilee Cottages, Church Road, Mortimer West End
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1 Inhams Way, Silchester
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£683k
1 Flexditch, Silchester
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£466k
1 Birchtree Cottages, Kings Road, Silchester
RG7 2NT
2 bed1 bath
£780k
1 Lovegrove Gardens, The Common, Silchester
RG7 2PH
4 bed
£394k
1 Mews Cottage, Little London Road, Silchester
RG7 2PN
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£318k
1 Priory Drive Cottages, Priory Drive, Beech Hill
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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 Yew Tree Cottage is modelled from its 116 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in RG7 2PH. 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. 5 sales are recorded for Yew Tree Cottage. 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 Yew Tree Cottage was lodged in February 2021 at band C and is valid until February 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 12 applications are matched to Yew Tree 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 4 schools and 30 stops listed are measured in a straight line from RG7 2PH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Yew Tree Cottage is in council tax band E. 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 Yew Tree Cottage, The Common, Silchester, Reading, RG7 2PH. Each answer is also embedded as structured data for search engines.
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