Model valuation£417,0008 Busby Close
Local market context
Orchard Cottage, Beenham Hill, Beenham, Reading, RG7 5LS
Property type
Detached
Bedrooms
3
Floor area
129 m²
1389 sq ft
Energy rating
G
Score 13
Council tax
Band E
Tenure
Owner Occupied
About Orchard Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Orchard Cottage is a three-bedroom detached house in Beenham, Reading, Reading (RG7 5LS). It has a recorded floor area of 129 m² (around 1389 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (July 2026) shows a G (score 13), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 84), a 5-band jump. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.
It hasn't traded since May 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 2004–2008, sale prices on this property compounded at 3.3% per year. Today's modelled estimate of £672,000 is 40.9% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£344/sq ft) was about 41.2% above the typical sold price in the postcode.
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
- Bedrooms3
Before you decide
Everything you need to know about Orchard Cottage
The true value, the hidden risks and the full sale history, in one report.
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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.
Orchard Cottage sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Jul 2026EPC Rating
A
B
C
D
E
F
G
G13
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 21 July 2036
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC GPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Planning history
Applications and permits filed against Orchard Cottage, Beenham Hill, Beenham, Reading, RG7 5LS, sourced from the PlanIt planning register.
Orchard Cottage 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Current estimate
See how we calculated this£672,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.3% per year over 4 years.
Last sold (2008)
£477,000
Growth on file: 3.3% per year over 4 years.
Sales timeline
27 May 2008Most recent
£477,000
+13.6%over 3 years7 July 2004
£420,000
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
Versus other Beenham Hill homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for Orchard Cottage runs comfortably ahead of the street norm.
Price per m²
£3,698
Street avg £3,199
Floor Area
129 m²
Street avg 146 m²
Habitable Rooms
3 rooms
Street avg 7 rooms
CO₂ Emissions
3.1 t/year
Street avg 8.7 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£539k
1 Broomhill, Bath Road, Beenham
RG7 5QB
3 bed
£875k
1 Abbey Gardens, Upper Woolhampton
RG7 5TZ
3 bed
£500k
1 Birds Lane, Midgham
RG7 5UL
3 bed1 bath
£428k
1 Ellerton Close, Theale
RG7 5QN
3 bed1 bath
£394k
1 Chestnut Close, Theale
RG7 5DF
3 bed
£344k
1 Blossom Avenue, Theale
RG7 5AY
3 bed
£339k
1 Andrews Close, Theale
RG7 5BH
2 bed
£295k
1 Angel Mead, Woolhampton
RG7 5SJ
2 bed
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.
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 4Common questions
The questions buyers, sellers and homeowners most often ask about Orchard Cottage, Beenham Hill, Beenham, Reading, RG7 5LS. Each answer is also embedded as structured data for search engines.