Model valuation£417,0008 Busby Close
Local market context
Hill House, Birds Lane, Midgham, Reading, RG7 5UL
2 planning records
Estimated value
£1,342,000
- Since the 2022 sale (£1,600,000)-16%
- Against RG7 5UL's recent median (£790,000)+70%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
438 m²
4715 sq ft
Energy rating
E
Score 48
Council tax
Band G
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
£1,342,000
- Against its 2022 sale (£1,600,000)-16%
- Against RG7 5UL's recent median (£790,000)+70%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Hill House is modelled from its 438 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 5UL. 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
438 m² from the EPC lodged in June 2021
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in RG7 5UL
5 sales, median £790,000 (2026–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2026 | 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.
Latest sale on Hill House was the highest on Land Registry record across the postcode.
Sales timeline
17 August 2022Most recent
£1,600,000
Median price across the last 5 sales in RG7 5UL: £790,000 (2026–2018).
Nearby sales in RG7 5UL
Highwood View, Birds Lane, Midgham, Reading, RG7 5UL
Sold May 2026
£780,000Church Hill Barn, Birds Lane, Midgham, Reading, RG7 5UL
Sold Oct 2022
£900,000Autumn House, Birds Lane, Midgham, Reading, RG7 5UL
Sold Sept 2021
£935,000Eastfield, Birds Lane, Midgham, Reading, RG7 5UL
Sold Nov 2018
£605,0001 Birds Lane, Midgham, Reading, RG7 5UL
Sold Dec 2015
£380,000
What this page doesn't show
1 potential issue has already been flagged for Hill House, Birds Lane, Midgham, Reading, RG7 5UL. 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 Hill House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Hill House is a detached house in Midgham, Reading, Reading (RG7 5UL). It has a recorded floor area of 438 m² (around 4715 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (June 2021) shows an E (score 48), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 69), a 2-band jump. Main heating runs on oil.
Today's modelled estimate of £1,342,000 is 16.1% below the 2022 sale of £1,600,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£339/sq ft) was about 21.8% above the typical sold price in the postcode. At 438 m² the property is well over the postcode median (162 m² across 14 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a porch, meaningful when judging how the property has evolved. Most recent transfer: August 2022 at £1,600,000. 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 Hill House
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.
Hill House's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2021EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
20.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 30 June 2031
Planning history
Applications and permits filed against Hill House, Birds Lane, Midgham, Reading, RG7 5UL, sourced from the PlanIt planning register.
2 applications on record at Hill House, Birds Lane, Midgham, Reading, RG7 5UL
2decisions1extensions19documents6nearby
- Apr 2007PorchFullOutcome in report
The construction of a single storey extension, a first floor extension and a porch link to a store.
Extension- Documents
- 7 docs on file
- Reference
- 07/00364/HOUSE
- More recent applications — locked
- Demolition And RebuildMay 2012Decision
Unlock Hill House, Birds Lane, Midgham, Reading, RG7 5UL'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 19 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Birds Lane homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, Hill House stands well clear of the street.
Price per m²
£3,653
Street avg £3,536
Floor Area
438 m²
Street avg 163 m²
Habitable Rooms
9 rooms
Street avg 7 rooms
CO₂ Emissions
20.0 t/year
Street avg 5.7 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.
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
0.6 km
Coach and Horses — bus stop.
Closest school
1.7 km
Bucklebury C.E. Primary School. 4 schools nearby.
Nearest schools
- Bucklebury C.E. Primary SchoolPrimary1.7km
- Woolhampton C.E. Primary SchoolPrimary2.4km
- Brimpton C.E. Primary SchoolPrimary2.8km
- Francis Baily Primary SchoolPrimary2.8km
Nearest stops
- Coach and HorsesBus stop626m
- Berkshire ArmsBus stop778m
- Midgham KennelsBus stop809m
- South LodgeBus stop1.1km
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 5UL 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
39.1dB
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
Victorian-eraDetached HouseEPC EPre-1919 buildDetached over 300m²Extended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, is a large detached home over 300m², and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,645 · 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
£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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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 Hill House is modelled from its 438 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in RG7 5UL. 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 Hill 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 Hill House was lodged in June 2021 at band E and is valid until June 2031. 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 Hill 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 4 schools and 30 stops listed are measured in a straight line from RG7 5UL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Hill House is in council tax band G. 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 Hill House, Birds Lane, Midgham, Reading, RG7 5UL. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 5ULSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- Hill House, Birds Lane, Midgham, Reading valuationHow the estimate is built and what moves it
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