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2 Inhams Way, Silchester, Reading, RG7 2QA

3 planning records

Estimated value

£590,000

  • Since the 1999 sale (£138,000)+328%
  • Against RG7 2QA's recent median (£470,000)+26%

Newest record on this page: July 2024. 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
7
From EPC
Floor area
141 m²
1518 sq ft
Energy rating
C
Score 72
Council tax
Band E
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

£590,000

  • Against its 1999 sale (£138,000)+328%
  • Against RG7 2QA's recent median (£470,000)+26%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Inhams Way is modelled from its 141 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 2QA. 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 September 2015

  • Sales of this home

    1 sale recorded, the latest in 1999

  • Recent sales in RG7 2QA

    5 sales, median £470,000 (2024–2015)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2024Latest 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.

2 Inhams Way's modelled value sits at over four times its earliest registered sale price (1999).

Sales timeline

  1. 26 March 1999Most recent

    £138,000

Median price across the last 5 sales in RG7 2QA: £470,000 (2024–2015).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Inhams Way, Silchester, Reading, RG7 2QA. 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 2 Inhams Way

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

2 Inhams Way is a detached house in Silchester, Reading, Reading (RG7 2QA). It has a recorded floor area of 141 m² (around 1518 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (September 2015) shows a C (score 72). The recommended improvements would push it to B (score 84). The latest certificate is from September 2015, so improvements made since then won't be reflected.

It hasn't traded since March 1999, a hold of 27 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £590,000 sits 327.5% above the 1999 sale of £138,000. On a £-per-square-foot basis, the last sale (£91/sq ft) was about 74.5% below the postcode norm. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.

Before you decide

Everything you need to know about 2 Inhams Way

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.

2 Inhams Way ranks among the most efficient homes in the postcode for energy use.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 07 Sept 2025

Current Certificate
Sept 2015

EPC Rating

A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 7 September 2025

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 2 Inhams Way, Silchester, Reading, RG7 2QA, sourced from the PlanIt planning register.

Multiple extension applications run across more than a decade of planning history at 2 Inhams Way.

3 applications on record at 2 Inhams Way, Silchester, Reading, RG7 2QA

3decisions3extensions38documents2nearby
  1. Dec 2004
    PorchFull
    Outcome in report

    Change of use from open space to residential curtilage. Erection of two storey side and single storey front extensions. Construction of pitched roof over existing flat roof garage and front porch

    Extension
    Documents
    17 docs on file
    Reference
    BDB/59185
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. ExtensionDecision

Unlock 2 Inhams Way, Silchester, Reading, RG7 2QA'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 38 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Inhams Way homes

Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 2 Inhams Way lags the street by a wide margin.

Price per m²

£979

Street avg £4,175

Strongly below

Floor Area

141 m²

Street avg 119 m²

Above

Habitable Rooms

7 rooms

Street avg 6 rooms

Above

CO₂ Emissions

3.9 t/year

Street avg 5.2 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

Hydes Platt — bus stop.

Closest school

0.6 km

Silchester Church of England Primary School. 4 schools nearby.

Nearest schools

  • Silchester Church of England Primary SchoolPrimary648m
  • Tadley Community Primary SchoolPrimary2.2km
  • Bishopswood Junior SchoolPrimary2.6km
  • Bishopswood Infant SchoolPrimary2.6km

Nearest stops

  • Hydes PlattBus stop242m
  • Calleva ArmsBus stop401m
  • Silchester CommonBus stop815m
  • Byes LaneBus stop941m

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 2QA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG7 2QA

Daytime· 07:00 – 23:00

44.0dB

Low
Night-time road noise heatmap for RG7 2QA

Night-time· 23:00 – 07:00

36.1dB

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 CExtended multiple times (2+ extensions)

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

From £1,085 · 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.
£590k

1 Hendeys Cottages, Summerlug, Mortimer Common

RG7 2JU

3 bed
£637k

1 Jubilee Cottages, Church Road, Mortimer West End

RG7 2JA

3 bed2 bath
£683k

1 Flexditch, Silchester

RG7 2PT

4 bed2 bath
£466k

1 Birchtree Cottages, Kings Road, Silchester

RG7 2NT

2 bed1 bath
£754k

1 Romans Field, Silchester

RG7 2QH

5 bed1 bath
£450k

1 Inhams Way, Silchester

RG7 2QA

3 bed
£447k

1 Park View, Beech Hill Road, Beech Hill

RG7 2BA

£780k

1 Lovegrove Gardens, The Common, Silchester

RG7 2PH

4 bed

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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 2 Inhams Way is modelled from its 141 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 2QA. 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 2 Inhams Way. 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 2 Inhams Way was lodged in September 2015 at band C and expired in September 2025, 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 2 Inhams Way. 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 2QA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Inhams Way 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Inhams Way, Silchester, Reading, RG7 2QA. Each answer is also embedded as structured data for search engines.

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