Model valuation£417,0008 Busby Close
Local market context
1 Hall Place Cottages, Clay Hill, Beenham, Reading, RG7 5PL
2 planning records
Estimated value
£782,000
- Since the 2016 sale (£660,000)+18%
- Against RG7 5PL's recent median (£105,375)+642%
Newest record on this page: August 2016. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
154 m²
1658 sq ft
Energy rating
C
Score 69
Council tax
Band E
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
£782,000
- Against its 2016 sale (£660,000)+18%
- Against RG7 5PL's recent median (£105,375)+642%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Hall Place Cottages is modelled from its 154 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 5PL. 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
154 m² from the EPC lodged in April 2016
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in RG7 5PL
2 sales, median £105,375 (1997–1995)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2016 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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
11 August 2016Most recent
£660,000
+55.3%over 3 years29 August 2012
£425,000
Median price across the last 2 sales in RG7 5PL: £105,375 (1997–1995).
What this page doesn't show
1 potential issue has already been flagged for 1 Hall Place Cottages, Clay Hill, Beenham, Reading, RG7 5PL. 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 1 Hall Place Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Hall Place Cottages is a semi-detached house in Beenham, Reading, Reading (RG7 5PL). It has a recorded floor area of 154 m² (around 1658 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (April 2016) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 81). The latest certificate is from April 2016, so improvements made since then won't be reflected.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. 10 years since the last transfer (August 2016). Across 2012–2016, sale prices on this property compounded at 11.8% per year. Today's modelled estimate of £782,000 is 18.5% above the 2016 sale price.
Before you decide
Everything you need to know about 1 Hall Place Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Apr 2026
Current Certificate
Apr 2016EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 26 April 2026
Planning history
Applications and permits filed against 1 Hall Place Cottages, Clay Hill, Beenham, Reading, RG7 5PL, sourced from the PlanIt planning register.
1 Hall Place Cottages has 2 separate extension applications on the council record.
2 applications on record at 1 Hall Place Cottages, Clay Hill, Beenham, Reading, RG7 5PL
2decisions2extensions24documents6nearby
- May 2009ExtensionFullOutcome in report
Extension: Single storey
Single storey extension.
- Documents
- 15 docs on file
- Reference
- 09/00473/HOUSE
- More recent applications — locked
- ExtensionFeb 2013Decision
Unlock 1 Hall Place Cottages, Clay Hill, Beenham, Reading, RG7 5PL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 6 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
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.
Rail-style transport is unusually close for this postcode.
Crime
150/mo
Falling year-on-year across the wider district.
Nearest stop
0.7 km
Cods Hill — bus stop.
Closest school
1.2 km
Beenham Primary School. 3 schools nearby.
Nearest schools
- Beenham Primary SchoolPrimary1.2km
- Woolhampton C.E. Primary SchoolPrimary1.5km
- Aldermaston C.E. Primary SchoolPrimary2.4km
Nearest stops
- Cods HillBus stop734m
- Aldermaston StationBus stop765m
- Aldermaston Rail StationRailway station942m
- Aldermaston Rail StationRailway station974m
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 5PL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.9dB
Night-time· 23:00 – 07:00
39.8dB
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
Victorian-eraSemi-Detached HouseEPC CPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£797k
1 2 Lambdens Hill Cottages, Beenham
RG7 5JY
£830k
1 2 Bucklebury Place Cottages, Upper Woolhampton
RG7 5UB
£875k
1 Abbey Gardens, Upper Woolhampton
RG7 5TZ
3 bed
£939k
1 Awberry Fields, The Green, Beenham
RG7 5NX
6 bed
£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
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 1 Hall Place Cottages is modelled from its 154 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG7 5PL. 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 1 Hall Place Cottages. 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 1 Hall Place Cottages was lodged in April 2016 at band C and expired in April 2026, 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. 2 applications are matched to 1 Hall Place Cottages. 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 5PL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Hall Place Cottages is in council tax band E. 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 1 Hall Place Cottages, Clay Hill, Beenham, Reading, RG7 5PL. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG7 5PLSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- 1 Hall Place Cottages, Clay Hill, Beenham, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales