Model valuation£417,0008 Busby Close
Local market context
2 Clay Lane, Beenham, Reading, RG7 5PE
Notable viewsExtendable3 planning records
Estimated value
£479,000
- Since the 2011 sale (£288,000)+66%
Newest record on this page: November 2016. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Floor area
94 m²
1008 sq ft
Energy rating
D
Score 62
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
£479,000
- Against its 2011 sale (£288,000)+66%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Clay Lane is modelled from its 94 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 5PE. 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
94 m² from the EPC lodged in June 2011
Sales of this home
1 sale recorded, the latest in 2011
Recent sales in RG7 5PE
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2011 | 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.
Sales timeline
17 August 2011Most recent
£288,000
What this page doesn't show
1 potential issue has already been flagged for 2 Clay Lane, Beenham, Reading, RG7 5PE. 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 2 Clay Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Clay Lane is a four-bedroom semi-detached house in Beenham, Reading, Reading (RG7 5PE). It has a recorded floor area of 94 m² (around 1008 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (June 2011) shows a D (score 62), on the cusp of jumping into the C band. Main heating runs on dual fuel. The latest certificate is from June 2011, so improvements made since then won't be reflected. Other recorded features include notable views. Our model identifies extension potential, subject to local planning policy.
Today's modelled estimate of £479,000 sits 66.3% above the 2011 sale of £288,000. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. 15 years since the last transfer (August 2011).
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
- Bedrooms4
Outside
- Notable viewsYes
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 2 Clay 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.
2 Clay 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 16 Jun 2021
Current Certificate
Jun 2011EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Poor
Windows
Average
CO2 Emissions
5.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 16 June 2021
Planning history
Applications and permits filed against 2 Clay Lane, Beenham, Reading, RG7 5PE, sourced from the PlanIt planning register.
2 Clay Lane has 2 separate extension applications on the council record.
3 applications on record at 2 Clay Lane, Beenham, Reading, RG7 5PE
3decisions2extensions22documents6nearby
- Aug 2015PorchFullOutcome in report
Extension: Rear of property
Two storey rear extension to provide family room and bedroom with en-suite plus front enclosed porch.
Extension- Documents
- 11 docs on file
- Reference
- 15/01712/HOUSE
- More recent applications — locked
- OutbuildingNov 2016Decision
- ExtensionJan 2016Decision
Unlock 2 Clay Lane, Beenham, Reading, RG7 5PE'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 22 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.1 km
Recreation Ground — bus stop.
Closest school
0.4 km
Beenham Primary School. 3 schools nearby.
Nearest schools
- Beenham Primary SchoolPrimary377m
- Woolhampton C.E. Primary SchoolPrimary1.4km
- Bradfield C.E. Primary SchoolPrimary2.3km
Nearest stops
- Recreation GroundBus stop110m
- Six Bells PHBus stop234m
- Victory HallBus stop320m
- Beenham flexi areaBus stop451m
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 5PE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.9dB
Night-time· 23:00 – 07:00
36.1dB
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 £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 Abbey Gardens, Upper Woolhampton
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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 2 Clay Lane is modelled from its 94 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 5PE. 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 2 Clay 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 2 Clay Lane was lodged in June 2011 at band D and expired in June 2021, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 2 Clay 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 5PE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Clay 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 2 Clay Lane, Beenham, Reading, RG7 5PE. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 5PESold prices, values and energy ratings for the postcode
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