Model valuation£417,0008 Busby Close
Local market context
Hillfoot Cottage, Beenham Hill, Beenham, Reading, RG7 5LS
Extendable1 planning record
Estimated value
£689,000
- Since the 2010 sale (£385,000)+79%
- Against RG7 5LS's recent median (£465,000)+48%
Newest record on this page: October 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedroom
1
Bathroom
1
Floor area
172 m²
1851 sq ft
Energy rating
D
Score 55
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
£689,000
- Against its 2010 sale (£385,000)+79%
- Against RG7 5LS's recent median (£465,000)+48%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Hillfoot Cottage is modelled from its 172 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 5LS. 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
172 m² from the EPC lodged in July 2021
Sales of this home
1 sale recorded, the latest in 2010
Recent sales in RG7 5LS
5 sales, median £465,000 (2022–2012)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Hillfoot Cottage valuation sits well clear of the typical sold price in this postcode.
Sales timeline
19 August 2010Most recent
£385,000
Median price across the last 5 sales in RG7 5LS: £465,000 (2022–2012).
Nearby sales in RG7 5LS
4 Hillfoot Court, Beenham Hill, Beenham, Reading, RG7 5LS
Sold Oct 2022
£255,000Rose Cottage, Beenham Hill, Beenham, Reading, RG7 5LS
Sold Oct 2014
£546,3461 Hillfoot Court, Beenham Hill, Beenham, Reading, RG7 5LS
Sold May 2014
£450,000Appletree Cottage, Beenham Hill, Beenham, Reading, RG7 5LS
Sold Aug 2013
£465,000Hillfoot House, Beenham Hill, Beenham, Reading, RG7 5LS
Sold Apr 2012
£860,000
What this page doesn't show
1 potential issue has already been flagged for Hillfoot Cottage, Beenham Hill, Beenham, Reading, RG7 5LS. 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 Hillfoot Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Hillfoot Cottage is a one-bedroom detached house in Beenham, Reading, Reading (RG7 5LS). It has a recorded floor area of 172 m² (around 1851 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (July 2021) shows a D (score 55), a step below the typical UK home. The recommended improvements would push it to C (score 69). Main heating runs on oil. Other recorded features include outbuildings. Our model identifies extension potential, subject to local planning policy.
Held since August 2010 — that's 16 years off the open market, well above the local norm. Today's modelled estimate of £689,000 sits 79% above the 2010 sale of £385,000. On a £-per-square-foot basis, the last sale (£208/sq ft) was about 27.3% below the postcode norm. One planning record on file: an extension approved in 2021. Past consents include an extension and an annexe, meaningful when judging how the property has evolved. At 172 m² it's 26.5% larger than the typical home in the postcode (136 m² median across 8 EPCs). Its energy rating outperforms most of the postcode (better than 88% of similar EPCs). 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count.
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
- Bedrooms1
- Bathrooms1
Outside
- GarageYes
- OutbuildingsYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about Hillfoot 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.
Hillfoot Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jul 2021EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
8.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 July 2031
Planning history
Applications and permits filed against Hillfoot Cottage, Beenham Hill, Beenham, Reading, RG7 5LS, sourced from the PlanIt planning register.
1 application on record at Hillfoot Cottage, Beenham Hill, Beenham, Reading, RG7 5LS
1decisions1extensions20documents6nearby
- Jun 2021AnnexFullOutcome in report
First floor garage extension to form annex, new access doorway and garage doors
Extension- Documents
- 20 docs on file
- Reference
- 20/02872/HOUSE
Unlock Hillfoot Cottage, Beenham Hill, Beenham, Reading, RG7 5LS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 6 notable nearby
- The 20 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Beenham Hill homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Hillfoot Cottage runs well behind the street norm.
Price per m²
£2,238
Street avg £3,408
Floor Area
172 m²
Street avg 141 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
8.5 t/year
Street avg 8.0 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.
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
0.6 km
Stoneyfield — bus stop.
Closest school
0.8 km
Beenham Primary School. 3 schools nearby.
Nearest schools
- Beenham Primary SchoolPrimary805m
- Bradfield C.E. Primary SchoolPrimary2.2km
- Woolhampton C.E. Primary SchoolPrimary2.2km
Nearest stops
- StoneyfieldBus stop634m
- Beenham flexi areaBus stop718m
- Victory HallBus stop846m
- Recreation GroundBus 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 5LS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.8dB
Night-time· 23:00 – 07:00
36.3dB
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
Late 20th centuryDetached HouseEPC DNo mains gasSolid (non-cavity) wallsPermanent outbuildings
Because the property has no mains gas supply, has solid (non-cavity) walls, and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£206k
1 Angel Court, High Street, Theale
RG7 5JZ
1 bed1 bath
£339k
1 Andrews Close, Theale
RG7 5BH
2 bed
£295k
1 Angel Mead, Woolhampton
RG7 5SJ
2 bed
£875k
1 Abbey Gardens, Upper Woolhampton
RG7 5TZ
3 bed
£539k
1 Broomhill, Bath Road, Beenham
RG7 5QB
3 bed
£261k
1 Crown Lane, Theale
RG7 5BG
2 bed1 bath
£500k
1 Birds Lane, Midgham
RG7 5UL
3 bed1 bath
£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 Hillfoot Cottage is modelled from its 172 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 5LS. 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 Hillfoot 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 Hillfoot Cottage was lodged in July 2021 at band D and is valid until July 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Hillfoot 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 3 schools and 30 stops listed are measured in a straight line from RG7 5LS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Hillfoot Cottage 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 Hillfoot Cottage, Beenham Hill, Beenham, Reading, RG7 5LS. Each answer is also embedded as structured data for search engines.
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