Model valuation£417,0008 Busby Close
Local market context
South Lodge, Beenham Hill, Beenham, Reading, RG7 5LR
4 sales on record2 planning records
Estimated value
£893,000
- Since the 2018 sale (£770,000)+16%
- Against RG7 5LR's recent median (£570,000)+57%
Newest record on this page: September 2018. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
206 m²
2217 sq ft
Energy rating
E
Score 45
Council tax
Band D
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
£893,000
- Against its 2018 sale (£770,000)+16%
- Against RG7 5LR's recent median (£570,000)+57%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for South Lodge is modelled from its 206 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG7 5LR. 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
206 m² from the EPC lodged in February 2017
Sales of this home
4 sales recorded, the latest in 2018
Recent sales in RG7 5LR
1 sale, median £570,000 (2014–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2018 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
Price for South Lodge has grown more than fourfold since the 1995 starting point.
Sales timeline
27 September 2018Most recent
£770,000
+10.0%over 4 years10 September 2014
£700,000
+18.6%over 8 years20 October 2005
£590,000
+520.3%over 10 years29 June 1995
£95,110
Median price across the last 1 sales in RG7 5LR: £570,000 (2014–2014).
Nearby sales in RG7 5LR
What this page doesn't show
1 potential issue has already been flagged for South Lodge, Beenham Hill, Beenham, Reading, RG7 5LR. 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 South Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
South Lodge is a detached house in Beenham, Reading, Reading (RG7 5LR). It has a recorded floor area of 206 m² (around 2217 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (February 2017) shows an E (score 45), well below the UK norm with real room to improve. When first surveyed in November 2013 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 85), a 3-band jump. Main heating runs on oil.
Last sale on file: £770,000 in September 2018. Across the public record there are 4 sales, relatively high churn for a single property. 2 planning records sit against the property, 0 approved, 0 refused. Across 1995–2018, sale prices on this property compounded at 9.4% per year. Today's modelled estimate of £893,000 is 16% above the 2018 sale price.
Before you decide
Everything you need to know about South 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.
South Lodge's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Feb 2017
EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Good
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 February 2027
Property Improvements
Changes detected from historical EPC data
Feb 2017from Nov 2013
EPC improved fromF29toE45
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Low Energy Lighting
0%83%
More low energy lighting installed
Planning history
Applications and permits filed against South Lodge, Beenham Hill, Beenham, Reading, RG7 5LR, sourced from the PlanIt planning register.
2 applications on record at South Lodge, Beenham Hill, Beenham, Reading, RG7 5LR
2decisions16documents6nearby
- Mar 2012FullOutcome in report
Change of use from equestrian stable to "Horse Trailer" and associated trailer, repair workshop. Replacement of existing stabling structure to proposed workshop.
- Documents
- 8 docs on file
- Reference
- 10/02987/FUL
- More recent applications — locked
- FullMar 2017Decision
Unlock South Lodge, Beenham Hill, Beenham, Reading, RG7 5LR'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 2 applications on this property in full, plus 6 notable nearby
- The 16 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
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
0.7 km
Beenham Turn — bus stop.
Closest school
1.3 km
Beenham Primary School. 3 schools nearby.
Nearest schools
- Beenham Primary SchoolPrimary1.3km
- Bradfield C.E. Primary SchoolPrimary2.5km
- Woolhampton C.E. Primary SchoolPrimary2.6km
Nearest stops
- Beenham TurnBus stop678m
- Collins Caravan CentreBus stop721m
- Padworth LaneBus stop840m
- Avon WayBus stop915m
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 5LR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.6dB
Night-time· 23:00 – 07:00
38.7dB
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
Victorian-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£875k
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RG7 5TZ
3 bed
£939k
1 Awberry Fields, The Green, Beenham
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6 bed
£830k
1 2 Bucklebury Place Cottages, Upper Woolhampton
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£797k
1 2 Lambdens Hill Cottages, Beenham
RG7 5JY
£578k
1 Beenham Grange Cottages, Grange Lane, Beenham
RG7 5PX
£539k
1 Broomhill, Bath Road, Beenham
RG7 5QB
3 bed
£500k
1 Birds Lane, Midgham
RG7 5UL
3 bed1 bath
£494k
1 Church Street Mews, Church Street, Theale
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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 South Lodge is modelled from its 206 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG7 5LR. 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. 4 sales are recorded for South Lodge. 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 South Lodge was lodged in February 2017 at band E and is valid until February 2027. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to South 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 5LR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- South Lodge is in council tax band D. 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 South Lodge, Beenham Hill, Beenham, Reading, RG7 5LR. Each answer is also embedded as structured data for search engines.
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