Model valuation£417,0008 Busby Close
Local market context
5 The Willows, Brimpton, Reading, RG7 4GY
EPC B14 planning records
Estimated value
£2,574,000
- Since the 2011 sale (£950,000)+171%
- Against RG7 4GY's recent median (£795,000)+224%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Floor area
815 m²
8773 sq ft
Energy rating
B
Score 91
Council tax
Band G
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
£2,574,000
- Against its 2011 sale (£950,000)+171%
- Against RG7 4GY's recent median (£795,000)+224%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 The Willows is modelled from its 815 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 4GY. 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
815 m² from the EPC lodged in February 2025
Sales of this home
2 sales recorded, the latest in 2011
Recent sales in RG7 4GY
5 sales, median £795,000 (2024–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 14 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.
Latest sale on 5 The Willows was the highest on Land Registry record across the postcode.
Sales timeline
7 April 2011Most recent
£950,000
+18.8%over 3 years9 August 2007
£800,000
Median price across the last 5 sales in RG7 4GY: £795,000 (2024–2007).
What this page doesn't show
1 potential issue has already been flagged for 5 The Willows, Brimpton, Reading, RG7 4GY. 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 5 The Willows
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 The Willows is a five-bedroom detached house in Brimpton, Reading, Reading (RG7 4GY). It has a recorded floor area of 815 m² (around 8773 sq ft), construction records dating it to 2022 and council tax band G. The latest certificate (February 2025) returns a high B (score 91), putting the home a stone's throw from an A rating. When first surveyed in June 2010 the rating was E, the property has climbed 3 bands since. Between certificates, wall efficiency went from Poor to Very Good, roof efficiency went from Very Poor to Very Good and window efficiency went from Average to Good; while hot-water efficiency dropped from Good to Average. The recommended improvements would push it to A (score 96). Main heating runs on electricity: electricity, unspecified tariff. Other recorded features include attached land beyond the plot.
It hasn't traded since April 2011, a hold of 15 years that's notably long for the area. At 815 m² the property is well over the postcode median (207 m² across 4 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 2007–2011, sale prices on this property compounded at 4.8% per year. Today's modelled estimate of £2,574,000 sits 170.9% above the 2011 sale of £950,000. On a £-per-square-foot basis, the last sale (£108/sq ft) was about 67.6% below the postcode norm. 14 planning records sit against the property, 11 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.
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
- Bedrooms5
- Dining roomYes
Outside
- Private gardenYes
- ParkingYes
- LandYes
Before you decide
Everything you need to know about 5 The Willows
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.
5 The Willows's carbon output is low for the local stock.
Current Certificate(1 of 2)
Feb 2025
EPC Rating
A
B
B91
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
0.9 t/year
Occupancy
—
Certificate validity
Valid until 13 February 2035
Property Improvements
Changes detected from historical EPC data
Feb 2025from Jun 2010
EPC improved fromE41toB91
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
OilElectric
Changed to a more efficient fuel source
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Hot Water
GoodAverage
Hot water efficiency decreased
Windows
Full DoubleHigh Performance
High performance glazing installed
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
PartialInsulated
Roof insulation improved
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 5 The Willows, Brimpton, Reading, RG7 4GY, sourced from the PlanIt planning register.
A recent planning application at 5 The Willows was refused — worth checking the council file.
14 applications on record at 5 The Willows, Brimpton, Reading, RG7 4GY
14decisions3extensions167documents9nearby
- Jan 2008ExtensionFullOutcome in report
Extension: Two storey · Rear of property
Two storey rear extension; insertion of dormer windows
- Documents
- 8 docs on file
- Reference
- 07/02561/HOUSE
- More recent applications — locked
- ConditionsMay 2025Decision
- AmendmentApr 2025Decision
+ 11 more applications in the report
Unlock 5 The Willows, Brimpton, Reading, RG7 4GY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (14 on record)
- All 14 applications on this property in full, plus 9 notable nearby
- The 167 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other The Willows homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 5 The Willows lags the street by a wide margin.
Price per m²
£1,166
Street avg £3,746
Floor Area
815 m²
Street avg 207 m²
CO₂ Emissions
0.9 t/year
Street avg 4.6 t/year
Years Held
15 years
Street avg 12 years
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
Brimpton Post Office — bus stop.
Closest school
0.4 km
Brimpton C.E. Primary School. 2 schools nearby.
Nearest schools
- Brimpton C.E. Primary SchoolPrimary365m
- Ashford Hill Primary SchoolPrimary2.9km
Nearest stops
- Brimpton Post OfficeBus stop172m
- Crookham End HouseBus stop376m
- Wasing BridgeBus stop1.2km
- Hyde End LaneBus stop1.2km
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 4GY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.2dB
Night-time· 23:00 – 07:00
35.9dB
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
21st centuryDetached HouseEPC BDetached over 300m²
Because the property is a large detached home over 300m², we believe a Level 3 building survey should be considered.
From £2,095 · 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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£487k
1 Benson Holme, Padworth
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3 bed2 bath
£689k
1 Hockford Barns, Hockford Lane, Brimpton Common
RG7 4AY
£619k
1 Fern Cottages, Reading Road, Padworth Common
RG7 4QH
£472k
1 Church Lane, Ufton Nervet
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£472k
1 Congreve Close, Aldermaston
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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 5 The Willows is modelled from its 815 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 4GY. 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 5 The Willows. 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 5 The Willows was lodged in February 2025 at band B and is valid until February 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 14 applications are matched to 5 The Willows. 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 28 stops listed are measured in a straight line from RG7 4GY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 5 The Willows 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 5 The Willows, Brimpton, Reading, RG7 4GY. Each answer is also embedded as structured data for search engines.
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