Model valuation£417,0008 Busby Close
Local market context
The Bothy, Beenham Hill, Beenham, Reading, RG7 5LS
Property type
Detached
Habitable rooms
4
From EPC
Floor area
76 m²
818 sq ft
Energy rating
E
Score 45
Council tax
Band E
Tenure
Private Rental
About The Bothy
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Bothy is a detached house in Beenham, Reading, Reading (RG7 5LS). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (March 2019) shows an E (score 45), well below the UK norm with real room to improve. Earlier certificates rated it D (December 2008); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Very Good and lighting went from Very Poor to Average; while wall efficiency dropped from Good to Poor. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on oil.
At 76 m² it sits well below the postcode median (145 m² across 8 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about The Bothy
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Mar 2019
EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
5.7 t/year
Occupancy
Rented
Certificate validity
Valid until 20 March 2029
Property Improvements
Changes detected from historical EPC data
Mar 2019from Dec 2008
EPC improved fromD60toE45
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
0%31%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC EPre-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 £1,020 · Includes VAT
Planning history
Applications and permits filed against The Bothy, Beenham Hill, Beenham, Reading, RG7 5LS, sourced from the PlanIt planning register.
The Bothy 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 Bothy has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£484,000
Modelled from EPC, postcode comparables.
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 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.
The Bothy is notably below the street on floor area.
EPC Rating
45 (E)
Street avg 48 (E)
Floor Area
76 m²
Street avg 153 m²
CO₂ Emissions
5.7 t/year
Street avg 8.4 t/year
Habitable Rooms
4 rooms
Street avg 7 rooms
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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.
£494k
1 Church Street Mews, Church Street, Theale
RG7 5BF
£500k
1 Birds Lane, Midgham
RG7 5UL
3 bed1 bath
£450k
1 Bucklebury Place, Upper Woolhampton
RG7 5UD
£539k
1 Broomhill, Bath Road, Beenham
RG7 5QB
3 bed
£428k
1 Ellerton Close, Theale
RG7 5QN
3 bed1 bath
£410k
1 Cavalier Close, Theale
RG7 5DJ
£578k
1 Beenham Grange Cottages, Grange Lane, Beenham
RG7 5PX
£394k
1 Chestnut Close, Theale
RG7 5DF
3 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 The Bothy, Beenham Hill, Beenham, Reading, RG7 5LS. Each answer is also embedded as structured data for search engines.