Model valuation£417,0008 Busby Close
Local market context
West View, Cock Lane, Bradfield Southend, Reading, RG7 6HR
3 sales on record4 planning records
Estimated value
£647,000
- Since the 2011 sale (£485,000)+33%
- Against RG7 6HR's recent median (£443,000)+46%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
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 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
£647,000
- Against its 2011 sale (£485,000)+33%
- Against RG7 6HR's recent median (£443,000)+46%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for West View is modelled from its 126 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG7 6HR. 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
126 m² from the EPC lodged in October 2016
Sales of this home
3 sales recorded, the latest in 2011
Recent sales in RG7 6HR
5 sales, median £443,000 (2026–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
Sale price has grown by over 3x since 1995.
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
What this page doesn't show
1 potential issue has already been flagged for West View, Cock Lane, Bradfield Southend, Reading, RG7 6HR. 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 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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 17 Oct 2026
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
Expired on 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
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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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
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.
Nearest schools
- Bradfield C.E. Primary SchoolPrimary69m
- Beenham Primary SchoolPrimary2.1km
Nearest stops
- Bradfield Village HallBus stop215m
- The Queens HeadBus stop281m
- Heath RoadBus stop362m
- War MemorialBus stop637m
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 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 4
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
Similar 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
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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 West View is modelled from its 126 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG7 6HR. 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 West View. 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 West View was lodged in October 2016 at band F and expired in October 2026, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to West View. 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 2 schools and 23 stops listed are measured in a straight line from RG7 6HR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- West View 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 West View, Cock Lane, Bradfield Southend, Reading, RG7 6HR. Each answer is also embedded as structured data for search engines.
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- Every home in RG7 6HRSold prices, values and energy ratings for the postcode
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- West View, Cock Lane, Bradfield Southend, Reading valuationHow the estimate is built and what moves it
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