Model valuation£417,0008 Busby Close
Local market context
13 Back Lane, Beenham, Reading, RG7 5NF
Estimated value
£277,000
- Against RG7 5NF's recent median (£350,000)-21%
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
Semi-detached
Habitable rooms
3
From EPC
Floor area
61 m²
657 sq ft
Energy rating
D
Score 60
Council tax
Band C
Tenure
Social Rental
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
£277,000
- Against RG7 5NF's recent median (£350,000)-21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Back Lane is modelled from its 61 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 5NF. 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
61 m² from the EPC lodged in July 2026
Sales of this home
No sale recorded since 1995
Recent sales in RG7 5NF
5 sales, median £350,000 (2026–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | 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.
13 Back Lane has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
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 5NF: £350,000 (2026–2014).
What this page doesn't show
1 potential issue has already been flagged for 13 Back Lane, Beenham, Reading, RG7 5NF. 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 13 Back Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Back Lane is a semi-detached house in Beenham, Reading, Reading (RG7 5NF). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (July 2026) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 5 certificates since August 2022. Between certificates, wall efficiency went from Poor to Good, hot-water efficiency went from Average to Good and main heating went from Average to Good; while window efficiency dropped from Good to Poor and lighting dropped from Very Good to Average. The recommended improvements would push it to C (score 78). Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.
Before you decide
Everything you need to know about 13 Back Lane
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.
13 Back Lane's carbon output is low for the local stock.
Current Certificate(1 of 5)
Jul 2026
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Good
Windows
Poor
CO2 Emissions
1.3 t/year
Occupancy
Rented
Certificate validity
Valid until 28 July 2036
Property Improvements
Changes detected from historical EPC data
Mar 2023from Aug 2022
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof
GoodVery Good
Roof insulation improved
Low Energy Lighting
83%0%
Low energy lighting percentage decreased
Aug 2023from Jun 2023
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
0%100%
More low energy lighting installed
Jul 2026from Aug 2023
Hot Water
AverageGood
Hot water efficiency improved
Walls
AverageGood
Wall insulation improved
Planning history
Applications and permits filed against 13 Back Lane, Beenham, Reading, RG7 5NF, sourced from the PlanIt planning register.
13 Back Lane 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 Back Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 13 Back Lane stands well clear of the street.
EPC Rating
60 (D)
Street avg 64 (D)
Floor Area
61 m²
Street avg 58 m²
CO₂ Emissions
1.3 t/year
Street avg 3.1 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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
0.2 km
Stoneyfield — bus stop.
Closest school
0.3 km
Beenham Primary School. 3 schools nearby.
Nearest schools
- Beenham Primary SchoolPrimary346m
- Bradfield C.E. Primary SchoolPrimary1.9km
- Woolhampton C.E. Primary SchoolPrimary2.0km
Nearest stops
- StoneyfieldBus stop176m
- Beenham flexi areaBus stop292m
- Victory HallBus stop409m
- Recreation GroundBus stop701m
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 5NF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.2dB
Night-time· 23:00 – 07:00
36.2dB
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
Early 20th centurySemi-Detached BungalowEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£261k
1 Crown Lane, Theale
RG7 5BG
2 bed1 bath
£295k
1 Angel Mead, Woolhampton
RG7 5SJ
2 bed
£306k
1 Alderfield Close, Theale
RG7 5AF
£339k
1 Andrews Close, Theale
RG7 5BH
2 bed
£344k
1 Blossom Avenue, Theale
RG7 5AY
3 bed
£206k
1 Angel Court, High Street, Theale
RG7 5JZ
1 bed1 bath
£382k
1 Bradfield Lodges, Common Hill, Englefield
RG7 5JP
£394k
1 Chestnut Close, Theale
RG7 5DF
3 bed
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Start your researchHow to read this page
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 13 Back Lane is modelled from its 61 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in RG7 5NF. 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. No sale is recorded for 13 Back Lane, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 13 Back Lane was lodged in July 2026 at band D and is valid until July 2036. 5 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 13 Back Lane. 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 5NF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Back Lane is in council tax band C. 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 13 Back Lane, Beenham, Reading, RG7 5NF. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 5NFSold prices, values and energy ratings for the postcode
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