Model valuation£417,0008 Busby Close
Local market context
7 Back Lane, Beenham, Reading, RG7 5NF
Extendable1 planning record
Estimated value
£402,000
- Since the 2026 sale (£423,500)-5%
- Against RG7 5NF's recent median (£320,000)+26%
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
Bedrooms
3
Bathroom
1
Floor area
81 m²
872 sq ft
Energy rating
D
Score 60
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
£402,000
- Against its 2026 sale (£423,500)-5%
- Against RG7 5NF's recent median (£320,000)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 7 Back Lane is modelled from its 81 m² EPC floor area, its 2 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
81 m² from the EPC lodged in February 2025
Sales of this home
2 sales recorded, the latest in 2026
Recent sales in RG7 5NF
5 sales, median £320,000 (2025–2003)
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.
Latest sale on 7 Back Lane was the highest on Land Registry record across the postcode.
Sales timeline
6 February 2026Most recent
£423,500
+24.6%over 7 years14 December 2018
£340,000
Median price across the last 5 sales in RG7 5NF: £320,000 (2025–2003).
What this page doesn't show
1 potential issue has already been flagged for 7 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 7 Back Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
7 Back Lane is a three-bedroom semi-detached house in Beenham, Reading, Reading (RG7 5NF). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (February 2025) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in September 2018 the rating was F, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Very Poor to Average; while roof efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 83), a 2-band jump. Main heating runs on oil. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.
At 81 m² the property is well over the postcode median (57 m² across 12 EPCs), placing it in the larger end of the local stock. Most recent transfer was February 2026 at £423,500 — fresh data. Across 2018–2026, sale prices on this property compounded at 3.1% per year. One historical planning record sits against the property in 2024.
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
- Open-plan layoutYes
- Dining roomYes
Outside
- Private gardenWest-facing
- DrivewayYes
- Cul-de-sacYes
Building
- Heating systemOil
- Extension potentialPossible
Before you decide
Everything you need to know about 7 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(1 of 2)
Feb 2025
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 February 2035
Property Improvements
Changes detected from historical EPC data
Feb 2025from Sept 2018
EPC improved fromF28toD60
Main Fuel
DualOil
Fuel source changed
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain System
Hot water system upgraded
Low Energy Lighting
80%100%
More low energy lighting installed
Planning history
Applications and permits filed against 7 Back Lane, Beenham, Reading, RG7 5NF, sourced from the PlanIt planning register.
1 application on record at 7 Back Lane, Beenham, Reading, RG7 5NF
0decisions1extensions6documents6nearby
- Nov 2024ExtensionFullOutcome in report
Single storey rear, single storey side extension together with associated works, replacement of existing roof tiles with new tiles to match existing.
- Documents
- 6 docs on file
- Reference
- 24/02477/HOUSE
Unlock 7 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
- All 1 application on this property in full, plus 6 notable nearby
- The 6 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.
On years held, 7 Back Lane runs well behind the street norm.
Price per m²
£5,228
Street avg £5,654
Floor Area
81 m²
Street avg 56 m²
Habitable Rooms
5 rooms
Street avg 3 rooms
CO₂ Emissions
4.4 t/year
Street avg 2.8 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
Mid 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 £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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£500k
1 Birds Lane, Midgham
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3 bed1 bath
£539k
1 Broomhill, Bath Road, Beenham
RG7 5QB
3 bed
£875k
1 Abbey Gardens, Upper Woolhampton
RG7 5TZ
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£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 7 Back Lane is modelled from its 81 m² EPC floor area, its 2 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. 2 sales are recorded for 7 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 7 Back Lane was lodged in February 2025 at band D and is valid until February 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 7 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
- 7 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 7 Back Lane, Beenham, Reading, RG7 5NF. Each answer is also embedded as structured data for search engines.
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