Model valuation£417,0008 Busby Close
Local market context
West View, Cock Lane, Bradfield Southend, Reading, RG7 6HR
3 sales on record4 planning records
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
126 m²
1356 sq ft
Energy rating
F
Score 26
Council tax
Band E
Tenure
Owner Occupied
About West View
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
West View is a semi-detached house in Bradfield Southend, Reading, Reading (RG7 6HR). It has a recorded floor area of 126 m² (around 1356 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (October 2016) shows an F (score 26), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since December 2008. Between certificates, window efficiency went from Poor to Average and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to D (score 68), a 2-band jump. Main heating runs on oil.
It hasn't traded since June 2011, a hold of 15 years that's notably long for the area. At 126 m² the property is well over the postcode median (88 m² across 7 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. 4 planning records sit against the property, 3 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1995–2011, sale prices on this property compounded at 7.3% per year. Today's modelled estimate of £647,000 is 33.4% above the 2011 sale price.
Before you decide
Everything you need to know about West View
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.
West View sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
Oct 2016
EPC Rating
A
B
C
D
E
F
F26
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 October 2026
Property Improvements
Changes detected from historical EPC data
Oct 2016from Dec 2008
Heating Controls
FullProg + TRVs
Heating controls changed
Hot Water
AveragePoor
Hot water efficiency decreased
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
5%80%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC FPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Planning history
Applications and permits filed against West View, Cock Lane, Bradfield Southend, Reading, RG7 6HR, sourced from the PlanIt planning register.
West View has been extended on multiple sides of the property across separate planning applications.
4 applications on record at West View, Cock Lane, Bradfield Southend, Reading, RG7 6HR
4decisions2extensions45documents9nearby
- Feb 2014OutlineOutcome in report
Dormer window at back of house
- Documents
- 5 docs on file
- Reference
- 13/03192/CERTP
- More recent applications — locked
- ExtensionNov 2025Decision
- ExtensionMay 2018Decision
+ 1 more application in the report
Unlock West View, Cock Lane, Bradfield Southend, Reading, RG7 6HR's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 9 notable nearby
- The 45 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Sale price has grown by over 3x since 1995.
Current estimate
See how we calculated this£647,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.3% per year over 16 years.
Last sold (2011)
£485,000
Growth on file: 7.3% per year over 16 years.
Sales timeline
21 June 2011Most recent
£485,000
+22.8%over 7 years31 May 2004
£395,000
+150.0%over 8 years20 July 1995
£158,000
Median price across the last 5 sales in RG7 6HR: £443,000 (2026–2019).
Nearby sales in RG7 6HR
4 Nurses Cottages, Cock Lane, Bradfield Southend, Reading, RG7 6HR
Sold Jun 2026
£420,000Holly House, Cock Lane, Bradfield Southend, Reading, RG7 6HR
Sold Sept 2025
£1,015,000Three Firs, Cock Lane, Bradfield Southend, Reading, RG7 6HR
Sold May 2023
£570,0001 Nurses Cottages, Cock Lane, Bradfield Southend, Reading, RG7 6HR
Sold Apr 2021
£443,000Oak Cottage, Cock Lane, Bradfield Southend, Reading, RG7 6HR
Sold Apr 2019
£15,000
Versus other Cock Lane homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, West View runs well behind the street norm.
Price per m²
£3,849
Street avg £3,711
Floor Area
126 m²
Street avg 109 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
11.0 t/year
Street avg 3.2 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£649k
1 Coxlands Cottages, Burnt Hill Road, Stanford Dingley
RG7 6DX
£671k
1 Broad Lane, Upper Bucklebury
RG7 6QH
£694k
1 Ash Grove, Bradfield
RG7 6HZ
£727k
1 Cornerways Bungalows, Bucklebury Road, Stanford Dingley
RG7 6EE
2 bed
£745k
1 Hollytree Cottages, Cock Lane, Bradfield Southend
RG7 6HS
4 bed2 bath
£539k
1 Berrys Road, Upper Bucklebury
RG7 6QL
£799k
1 Mead Cottage, Tutts Clump
RG7 6LA
4 bed2 bath
£815k
1 Hatch Close, Chapel Row
RG7 6NZ
4 bed2 bath
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
0.2 km
Bradfield Village Hall — bus stop.
Closest school
0.1 km
Bradfield C.E. Primary School. 2 schools nearby.
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 6HR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.2dB
Night-time· 23:00 – 07:00
36.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about West View, Cock Lane, Bradfield Southend, Reading, RG7 6HR. Each answer is also embedded as structured data for search engines.