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Forge House, The Green, Beenham, Reading, RG7 5NX

EPC B3 planning records

Estimated value

£907,000

  • Since the 2021 sale (£550,000)+65%
  • Against RG7 5NX's recent median (£552,500)+64%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
6
From EPC
Floor area
205 m²
2207 sq ft
Energy rating
B
Score 82
Council tax
Band F
Tenure
Owner Occupied
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Valuation

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

£907,000

  • Against its 2021 sale (£550,000)+65%
  • Against RG7 5NX's recent median (£552,500)+64%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Forge House is modelled from its 205 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 5NX. 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

    205 m² from the EPC lodged in November 2023

  • Sales of this home

    1 sale recorded, the latest in 2021

  • Recent sales in RG7 5NX

    5 sales, median £552,500 (2023–2008)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 3 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 29 September 2021Most recent

    £550,000

Median price across the last 5 sales in RG7 5NX: £552,500 (2023–2008).

Risks

What this page doesn't show

1 potential issue has already been flagged for Forge House, The Green, Beenham, Reading, RG7 5NX. 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

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Overview

About Forge House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Forge House is a detached house in Beenham, Reading, Reading (RG7 5NX). It has a recorded floor area of 205 m² (around 2207 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (November 2023) returns a B (score 82), comfortably above the UK average. When first surveyed in March 2021 the rating was E, the property has climbed 3 bands since. Between certificates, wall efficiency went from Good to Very Good, roof efficiency went from Average to Good and hot-water efficiency went from Very Poor to Poor. Main heating runs on electricity.

Today's modelled estimate of £907,000 sits 64.9% above the 2021 sale of £550,000. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). Sold September 2021 for £550,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about Forge House

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Achieving this rating across a home of this size is uncommon — larger homes typically score lower.

Current Certificate(1 of 2)
Nov 2023

EPC Rating

A
B
B82
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
2.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 30 November 2033

7 years remaining

Property Improvements

Changes detected from historical EPC data

Nov 2023from Mar 2021
EPC improved fromE52toB82
Heating System
Gas BoilerHeat Pump

Heat pump installed, significantly improving energy efficiency

Main Fuel
OilElectric

Changed to a more efficient fuel source

Heating Controls
FullFull Control

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Walls
GoodVery Good

Wall insulation improved

Roof Insulation
PartialInsulated

Roof insulation improved

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting
56%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Forge House, The Green, Beenham, Reading, RG7 5NX, sourced from the PlanIt planning register.

3 applications on record at Forge House, The Green, Beenham, Reading, RG7 5NX

3decisions1extensions32documents6nearby
  1. Jun 2022
    ExtensionFull
    Outcome in report

    Extension: Side and rear of property

    Two storey extension to both sides of house and single storey extension to the rear

    Documents
    24 docs on file
    Reference
    22/00579/HOUSE
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. ConditionsDecision

Unlock Forge House, The Green, Beenham, Reading, RG7 5NX'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 32 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other The Green homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

CO₂ Emissions for Forge House runs comfortably ahead of the street norm.

Price per m²

£2,683

Street avg £4,591

Below

Floor Area

205 m²

Street avg 166 m²

Above

Habitable Rooms

6 rooms

Street avg 8 rooms

Strongly below

CO₂ Emissions

2.1 t/year

Street avg 9.7 t/year

Strongly above
Area

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.
Full Reading report

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

0.1 km

Recreation Ground — bus stop.

Closest school

0.4 km

Beenham Primary School. 3 schools nearby.

Nearest schools

  • Beenham Primary SchoolPrimary429m
  • Woolhampton C.E. Primary SchoolPrimary1.4km
  • Bradfield C.E. Primary SchoolPrimary2.2km

Nearest stops

  • Recreation GroundBus stop52m
  • Six Bells PHBus stop130m
  • Victory HallBus stop384m
  • Beenham flexi areaBus stop513m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG7 5NX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG7 5NX

Daytime· 07:00 – 23:00

41.7dB

Low
Night-time road noise heatmap for RG7 5NX

Night-time· 23:00 – 07:00

36.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Mid 20th centuryDetached HouseEPC BExtended multiple times (2+ extensions)No mains gas

Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,495 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£939k

1 Awberry Fields, The Green, Beenham

RG7 5NX

6 bed
£875k

1 Abbey Gardens, Upper Woolhampton

RG7 5TZ

3 bed
£830k

1 2 Bucklebury Place Cottages, Upper Woolhampton

RG7 5UB

£797k

1 2 Lambdens Hill Cottages, Beenham

RG7 5JY

£578k

1 Beenham Grange Cottages, Grange Lane, Beenham

RG7 5PX

£539k

1 Broomhill, Bath Road, Beenham

RG7 5QB

3 bed
£500k

1 Birds Lane, Midgham

RG7 5UL

3 bed1 bath
£494k

1 Church Street Mews, Church Street, Theale

RG7 5BF

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Forge House is modelled from its 205 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 5NX. 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 Forge House. 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 Forge House was lodged in November 2023 at band B and is valid until November 2033. 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 Forge House. 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 5NX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Forge House is in council tax band F. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Forge House, The Green, Beenham, Reading, RG7 5NX. Each answer is also embedded as structured data for search engines.

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