Model valuation£417,0008 Busby Close
Local market context
2 Broomhill, Bath Road, Beenham, Reading, RG7 5QB
3 sales on record1 planning record
Estimated value
£853,000
- Since the 2019 sale (£644,200)+32%
- Against RG7 5QB's recent median (£437,500)+95%
Newest record on this page: July 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Floor area
273 m²
2939 sq ft
Energy rating
D
Score 68
Council tax
Band F
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
£853,000
- Against its 2019 sale (£644,200)+32%
- Against RG7 5QB's recent median (£437,500)+95%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Broomhill is modelled from its 273 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG7 5QB. 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
273 m² from the EPC lodged in April 2019
Sales of this home
3 sales recorded, the latest in 2019
Recent sales in RG7 5QB
5 sales, median £437,500 (2023–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2023 | 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.
2 Broomhill has more than doubled in price since the earliest registered sale in 2002.
Sales timeline
13 October 2019Most recent
£644,200
+74.1%over 14 years8 September 2005
£370,000
+20.3%over 2 years17 October 2002
£307,500
Median price across the last 5 sales in RG7 5QB: £437,500 (2023–2021).
Nearby sales in RG7 5QB
4 Broomhill, Bath Road, Beenham, Reading, RG7 5QB
Sold Jul 2023
£437,500Four Birches, Broomhill, Bath Road, Beenham, Reading, RG7 5QB
Sold Sept 2022
£995,0001 Broomhill, Bath Road, Beenham, Reading, RG7 5QB
Sold Feb 2022
£500,0003 Broomhill, Bath Road, Beenham, Reading, RG7 5QB
Sold Mar 2006
£203,0005 Broomhill, Bath Road, Beenham, Reading, RG7 5QB
Sold Nov 2001
£324,650
What this page doesn't show
1 potential issue has already been flagged for 2 Broomhill, Bath Road, Beenham, Reading, RG7 5QB. 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 Broomhill
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Broomhill is a five-bedroom detached house in Beenham, Reading, Reading (RG7 5QB). It has a recorded floor area of 273 m² (around 2939 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (April 2019) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in March 2015 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Very Poor to Good and lighting went from Average to Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 80).
At 273 m² the property is well over the postcode median (100 m² across 3 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. One planning record on file: a garage conversion approved in 2008. Past consents include a garage conversion, meaningful when judging how the property has evolved. Across 2002–2019, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £853,000 is 32.4% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£219/sq ft) was about 27% below the postcode norm. Sold October 2019 for £644,200.
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
- Bedrooms5
- Dining roomYes
- Utility roomYes
- EnsuiteYes
- StudyYes
Outside
- Private gardenYes
Before you decide
Everything you need to know about 2 Broomhill
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 Broomhill's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Apr 2019
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
7.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 April 2029
Property Improvements
Changes detected from historical EPC data
Apr 2019from Mar 2015
EPC improved fromF27toD68
Main Fuel
LPGGas
Changed to a more efficient fuel source
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
37%59%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Broomhill, Bath Road, Beenham, Reading, RG7 5QB, sourced from the PlanIt planning register.
1 application on record at 2 Broomhill, Bath Road, Beenham, Reading, RG7 5QB
1decisions1extensions9documents6nearby
- Apr 2008Garage ConversionFullOutcome in report
Conversion of garage into habitable room.
- Documents
- 9 docs on file
- Reference
- 08/00051/HOUSE
Unlock 2 Broomhill, Bath Road, Beenham, Reading, RG7 5QB'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
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Broomhill homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 2 Broomhill runs well behind the street norm.
Price per m²
£2,360
Street avg £4,916
Floor Area
273 m²
Street avg 132 m²
Habitable Rooms
9 rooms
Street avg 6 rooms
CO₂ Emissions
7.9 t/year
Street avg 5.6 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.
Crime
150/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Cods Hill — bus stop.
Closest school
1.5 km
Woolhampton C.E. Primary School. 3 schools nearby.
Nearest schools
- Woolhampton C.E. Primary SchoolPrimary1.5km
- Aldermaston C.E. Primary SchoolPrimary1.7km
- Beenham Primary SchoolPrimary1.8km
Nearest stops
- Cods HillBus stop134m
- The Sun GarageBus stop479m
- Aldermaston StationBus stop924m
- Hillfoot CottagesBus stop1.0km
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 5QB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.4dB
Night-time· 23:00 – 07:00
45.5dB
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
Early 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
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
£539k
1 Broomhill, Bath Road, Beenham
RG7 5QB
3 bed
£500k
1 Birds Lane, Midgham
RG7 5UL
3 bed1 bath
£830k
1 2 Bucklebury Place Cottages, Upper Woolhampton
RG7 5UB
£797k
1 2 Lambdens Hill Cottages, Beenham
RG7 5JY
£428k
1 Ellerton Close, Theale
RG7 5QN
3 bed1 bath
£394k
1 Chestnut Close, Theale
RG7 5DF
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 2 Broomhill is modelled from its 273 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG7 5QB. 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. 3 sales are recorded for 2 Broomhill. 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 Broomhill was lodged in April 2019 at band D and is valid until April 2029. 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 2 Broomhill. 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 25 stops listed are measured in a straight line from RG7 5QB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Broomhill 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Broomhill, Bath Road, Beenham, Reading, RG7 5QB. Each answer is also embedded as structured data for search engines.
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