Model valuation£417,0008 Busby Close
Local market context
Orchard Cottage, Beenham Hill, Beenham, Reading, RG7 5LS
Estimated value
£672,000
- Since the 2008 sale (£477,000)+41%
- Against RG7 5LS's recent median (£465,000)+45%
Newest record on this page: July 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
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 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
£672,000
- Against its 2008 sale (£477,000)+41%
- Against RG7 5LS's recent median (£465,000)+45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Orchard Cottage is modelled from its 129 m² EPC floor area, its 2 recorded sales 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
129 m² from the EPC lodged in July 2026
Sales of this home
2 sales recorded, the latest in 2008
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 | 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
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
What this page doesn't show
1 potential issue has already been flagged for Orchard 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 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.
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.
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
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.
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
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
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
Similar 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
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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 Orchard Cottage is modelled from its 129 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for Orchard 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 Orchard Cottage was lodged in July 2026 at band G and is valid until July 2036. 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 Orchard 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
- Orchard Cottage is in council tax band E. 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 Orchard Cottage, Beenham Hill, Beenham, Reading, RG7 5LS. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in RG7 5LSSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- Orchard Cottage, Beenham Hill, Beenham, Reading valuationHow the estimate is built and what moves it
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