Model valuation£417,0008 Busby Close
Local market context
2 Victoria Lodge, Bath Road, Beenham, Reading, RG7 5JB
Estimated value
£335,000
- Against RG7 5JB's recent median (£118,000)+184%
Newest record on this page: November 2010. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
95 m²
1020 sq ft
Energy rating
E
Score 42
Council tax
Band C
Tenure
Private Rental
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
£335,000
- Against RG7 5JB's recent median (£118,000)+184%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Victoria Lodge is modelled from its 95 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 5JB. 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
95 m² from the EPC lodged in January 2010
Sales of this home
No sale recorded since 1995
Recent sales in RG7 5JB
1 sale, median £118,000 (2010–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2010 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
2 Victoria Lodge 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 5JB: £118,000 (2010–2010).
Nearby sales in RG7 5JB
What this page doesn't show
1 potential issue has already been flagged for 2 Victoria Lodge, Bath Road, Beenham, Reading, RG7 5JB. 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 2 Victoria Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Victoria Lodge is a semi-detached house in Beenham, Reading, Reading (RG7 5JB). It has a recorded floor area of 95 m² (around 1020 sq ft), construction records dating it to 2007 onwards and council tax band C. The latest certificate (January 2010) shows an E (score 42), well below the UK norm with real room to improve. Main heating runs on electricity. The latest certificate is from January 2010, so improvements made since then won't be reflected.
Before you decide
Everything you need to know about 2 Victoria Lodge
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.
2 Victoria Lodge's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Jan 2020
Current Certificate
Jan 2010EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
3.9 t/year
Occupancy
Rented
Certificate validity
Expired on 14 January 2020
Planning history
Applications and permits filed against 2 Victoria Lodge, Bath Road, Beenham, Reading, RG7 5JB, sourced from the PlanIt planning register.
2 Victoria Lodge has no planning applications on record.
6
But the area is active
6 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Bath Road homes
Three headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Victoria Lodge is notably below the street on epc rating.
EPC Rating
42 (E)
Street avg 80 (C)
Floor Area
95 m²
Street avg 146 m²
CO₂ Emissions
3.9 t/year
Street avg 3.0 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.
Crime
150/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Winning Hand — bus stop.
Closest school
2.4 km
Beenham Primary School. 3 schools nearby.
Nearest schools
- Beenham Primary SchoolPrimary2.4km
- Sulhamstead and Ufton Nervet SchoolPrimary2.5km
- Bradfield C.E. Primary SchoolPrimary2.6km
Nearest stops
- Winning HandBus stop80m
- Avon WayBus stop445m
- Victoria LodgeBus stop487m
- Spring InnBus stop1.0km
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 5JB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
42.9dB
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 centurySemi-Detached HouseEPC ENo mains gasSolid (non-cavity) walls
Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · 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 Alderfield Close, Theale
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1 Angel Mead, Woolhampton
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2 bed
£382k
1 Bradfield Lodges, Common Hill, Englefield
RG7 5JP
£394k
1 Chestnut Close, Theale
RG7 5DF
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£410k
1 Cavalier Close, Theale
RG7 5DJ
£428k
1 Ellerton Close, Theale
RG7 5QN
3 bed1 bath
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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 2 Victoria Lodge is modelled from its 95 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 5JB. 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 2 Victoria Lodge, 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 2 Victoria Lodge was lodged in January 2010 at band E and expired in January 2020, 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. None is matched to 2 Victoria Lodge. 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 3 schools and 30 stops listed are measured in a straight line from RG7 5JB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Victoria Lodge is in council tax band C. 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 2 Victoria Lodge, Bath Road, Beenham, Reading, RG7 5JB. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG7 5JBSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- 2 Victoria Lodge, Bath Road, Beenham, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales