Model valuation£417,0008 Busby Close
Local market context
Yarn Field, Grange Lane, Beenham, Reading, RG7 5PX
4 sales on record1 planning record
Estimated value
£515,000
- Since the 2025 sale (£500,000)+3%
- Against RG7 5PX's recent median (£350,000)+47%
Newest record on this page: January 2025. 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
109 m²
1173 sq ft
Energy rating
E
Score 48
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
£515,000
- Against its 2025 sale (£500,000)+3%
- Against RG7 5PX's recent median (£350,000)+47%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Yarn Field is modelled from its 109 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG7 5PX. 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
109 m² from the EPC lodged in March 2024
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in RG7 5PX
2 sales, median £350,000 (2011–2002)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2025 | 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.
Yarn Field has more than quadrupled in price since its earliest registered sale in 1998.
Sales timeline
8 January 2025Most recent
£500,000
+100.0%over 20 years10 June 2004
£250,000
+41.2%over 5 years5 May 1999
£177,000
+92.4%over 10 months2 July 1998
£92,000
Median price across the last 2 sales in RG7 5PX: £350,000 (2011–2002).
Nearby sales in RG7 5PX
What this page doesn't show
1 potential issue has already been flagged for Yarn Field, Grange Lane, Beenham, Reading, RG7 5PX. 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 Yarn Field
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Yarn Field is a semi-detached house in Beenham, Reading, Reading (RG7 5PX). It has a recorded floor area of 109 m² (around 1173 sq ft) and construction records dating it to before 1900. The latest certificate (March 2024) shows an E (score 48), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since January 2013. Between certificates, lighting went from Very Poor to Good. The recommended improvements would lift it to C (score 77), a 2-band jump. Main heating runs on oil.
At 109 m² the property is well over the postcode median (58 m² across 12 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. One planning record on file: an extension approved in 2011. Past consents include an extension, meaningful when judging how the property has evolved. Across 1998–2025, sale prices on this property compounded at 6.6% per year. Last sale on file: £500,000 in January 2025.
Before you decide
Everything you need to know about Yarn Field
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.
Yarn Field sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Mar 2024
EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
7.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 March 2034
Property Improvements
Changes detected from historical EPC data
Mar 2024from Jan 2013
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
0%45%
More low energy lighting installed
Planning history
Applications and permits filed against Yarn Field, Grange Lane, Beenham, Reading, RG7 5PX, sourced from the PlanIt planning register.
Yarn Field has an approved single-storey extension on the planning record.
1 application on record at Yarn Field, Grange Lane, Beenham, Reading, RG7 5PX
1decisions1extensions6nearby
- Oct 2011ExtensionFullOutcome in report
Extension: Single storey
First floor extension
- Reference
- 11/01268/HOUSE
Unlock Yarn Field, Grange Lane, Beenham, Reading, RG7 5PX'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
- 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.
Rail-style transport is unusually close for this postcode.
Crime
150/mo
Falling year-on-year across the wider district.
Nearest stop
0.6 km
Aldermaston Station — bus stop.
Closest school
1.3 km
Beenham Primary School. 3 schools nearby.
Nearest schools
- Beenham Primary SchoolPrimary1.3km
- Woolhampton C.E. Primary SchoolPrimary1.8km
- Aldermaston C.E. Primary SchoolPrimary2.5km
Nearest stops
- Aldermaston StationBus stop562m
- Aldermaston Rail StationRailway station720m
- Aldermaston Rail StationRailway station747m
- Padworth LaneBus stop864m
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 5PX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.4dB
Night-time· 23:00 – 07:00
40.5dB
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 EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,085 · 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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£578k
1 Beenham Grange Cottages, Grange Lane, Beenham
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£450k
1 Bucklebury Place, Upper Woolhampton
RG7 5UD
£428k
1 Ellerton Close, Theale
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£410k
1 Cavalier Close, Theale
RG7 5DJ
£394k
1 Chestnut Close, Theale
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3 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 Yarn Field is modelled from its 109 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in RG7 5PX. 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. 4 sales are recorded for Yarn Field. 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 Yarn Field was lodged in March 2024 at band E and is valid until March 2034. 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 Yarn Field. 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 5PX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Yarn Field, Grange Lane, Beenham, Reading, RG7 5PX. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 5PXSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- Yarn Field, Grange Lane, Beenham, Reading valuationHow the estimate is built and what moves it
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