Model valuation£417,0008 Busby Close
Local market context
5 Back Lane, Beenham, Reading, RG7 5NF
1 planning record
Estimated value
£386,000
- Since the 2025 sale (£350,000)+10%
- Against RG7 5NF's recent median (£340,000)+14%
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
Semi-detached
Habitable rooms
5
From EPC
Floor area
62 m²
667 sq ft
Energy rating
D
Score 66
Council tax
Band C
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
£386,000
- Against its 2025 sale (£350,000)+10%
- Against RG7 5NF's recent median (£340,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 5 Back Lane is modelled from its 62 m² EPC floor area, its 1 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
62 m² from the EPC lodged in July 2022
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in RG7 5NF
5 sales, median £340,000 (2026–2007)
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 application | 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.
5 Back Lane valuation sits well clear of the typical sold price in this postcode.
Sales timeline
25 February 2025Most recent
£350,000
Median price across the last 5 sales in RG7 5NF: £340,000 (2026–2007).
What this page doesn't show
1 potential issue has already been flagged for 5 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 5 Back Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
5 Back Lane is a semi-detached house in Beenham, Reading, Reading (RG7 5NF). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (July 2022) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 88), a 2-band jump. Main heating runs on oil.
A recent sale: £350,000 in February 2025. One planning record on file: an extension approved in 2025. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £386,000 is 10.3% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£524/sq ft) was about 28.5% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 5 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jul 2022EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 July 2032
Planning history
Applications and permits filed against 5 Back Lane, Beenham, Reading, RG7 5NF, sourced from the PlanIt planning register.
1 application on record at 5 Back Lane, Beenham, Reading, RG7 5NF
1decisions1extensions13documents6nearby
- Aug 2025Loft ConversionFullOutcome in report
Extension: Single storey · Side and rear of property
Single Storey Side and Rear Extensions plus Loft Conversion
Extension- Documents
- 13 docs on file
- Reference
- 25/01497/HOUSE
Unlock 5 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 (1 on record)
- All 1 application on this property in full, plus 6 notable nearby
- The 13 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.
5 Back Lane outperforms the street on habitable rooms by a wide margin.
Price per m²
£5,645
Street avg £5,516
Floor Area
62 m²
Street avg 58 m²
Habitable Rooms
5 rooms
Street avg 3 rooms
CO₂ Emissions
3.2 t/year
Street avg 2.9 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
Early 20th centurySemi-Detached HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · 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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£428k
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£344k
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3 bed
£339k
1 Andrews Close, Theale
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£450k
1 Bucklebury Place, Upper Woolhampton
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£306k
1 Alderfield Close, Theale
RG7 5AF
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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 5 Back Lane is modelled from its 62 m² EPC floor area, its 1 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. 1 sale is recorded for 5 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 5 Back Lane was lodged in July 2022 at band D and is valid until July 2032. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 5 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
- 5 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 5 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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