Model valuation£417,0008 Busby Close
Local market context
17 Back Lane, Beenham, Reading, RG7 5NF
Extendable5 sales on record3 planning records
Estimated value
£444,000
- Since the 2014 sale (£385,000)+15%
- Against RG7 5NF's recent median (£345,000)+29%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
3
Bathroom
1
Floor area
59 m²
633 sq ft
Energy rating
D
Score 65
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
£444,000
- Against its 2014 sale (£385,000)+15%
- Against RG7 5NF's recent median (£345,000)+29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 17 Back Lane is modelled from its 59 m² EPC floor area, its 5 recorded sales 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
59 m² from the EPC lodged in February 2012
Sales of this home
5 sales recorded, the latest in 2014
Recent sales in RG7 5NF
4 sales, median £345,000 (2026–2018)
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 | 1 of 3 applications | 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.
17 Back Lane has more than quadrupled in price since its earliest registered sale in 1997.
Sales timeline
31 July 2014Most recent
£385,000
+42.6%over 6 years3 December 2007
£270,000
+18.9%over 4 years29 September 2003
£227,000
+20.1%over 2 years3 June 2001
£189,000
+96.9%over 3 years12 December 1997
£96,000
Median price across the last 4 sales in RG7 5NF: £345,000 (2026–2018).
What this page doesn't show
1 potential issue has already been flagged for 17 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 17 Back Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
17 Back Lane is a three-bedroom end-of-terrace house in Beenham, Reading, Reading (RG7 5NF). It has a recorded floor area of 59 m² (around 633 sq ft), construction records dating it to 2007 onwards and council tax band D. The latest certificate (February 2012) shows a D (score 65), on the cusp of jumping into the C band. Earlier certificates rated it C (January 2012); the latest reading is one band lower. Between certificates, hot-water efficiency dropped from Average to Very Poor and main heating dropped from Good to Average. Main heating runs on lpg. The latest certificate is from February 2012, so improvements made since then won't be reflected. Our model identifies extension potential, subject to local planning policy.
Last sold in July 2014, so it's been off the market for around 12 years. Across the public record there are 5 sales, relatively high churn for a single property. 3 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1997–2014, sale prices on this property compounded at 8.7% per year. Today's modelled estimate of £444,000 is 15.3% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£608/sq ft) was about 30.8% 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
- Bathrooms1
Outside
- Private gardenSouth-west-facing
- DrivewayYes
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 17 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.
17 Back Lane's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 01 Feb 2022
Current Certificate(1 of 2)
Feb 2012
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Good
CO2 Emissions
2.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 1 February 2022
Property Improvements
Changes detected from historical EPC data
Feb 2012from Jan 2012
EPC improved fromC71toD65
Main Fuel
OilLPG
Changed to a more efficient fuel source
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Planning history
Applications and permits filed against 17 Back Lane, Beenham, Reading, RG7 5NF, sourced from the PlanIt planning register.
17 Back Lane has an approved side and rear extension on the planning record.
3 applications on record at 17 Back Lane, Beenham, Reading, RG7 5NF
3decisions1extensions44documents6nearby
- Jul 2008New BuildFullOutcome in report
New detached dwelling
- Documents
- 20 docs on file
- Reference
- 08/00819/FULD
- More recent applications — locked
- ExtensionJan 2009Decision
- New BuildSept 2008Decision
Unlock 17 Back Lane, Beenham, Reading, RG7 5NF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 6 notable nearby
- The 44 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Back Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 17 Back Lane runs comfortably ahead of the street norm.
Price per m²
£6,542
Street avg £5,217
Floor Area
59 m²
Street avg 58 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
2.1 t/year
Street avg 3.0 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
0.2 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
21st centuryEnd-Terrace BungalowEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Broomhill, Bath Road, Beenham
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1 Blossom Avenue, Theale
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3 bed
£875k
1 Abbey Gardens, Upper Woolhampton
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£339k
1 Andrews Close, Theale
RG7 5BH
2 bed
£295k
1 Angel Mead, Woolhampton
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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 17 Back Lane is modelled from its 59 m² EPC floor area, its 5 recorded sales 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. 5 sales are recorded for 17 Back Lane. 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 17 Back Lane was lodged in February 2012 at band D and expired in February 2022, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 17 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
- 17 Back Lane 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 17 Back Lane, Beenham, Reading, RG7 5NF. Each answer is also embedded as structured data for search engines.
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