Model valuation£417,0008 Busby Close
Local market context
Smithincott, The Avenue, Bucklebury, Reading, RG7 6NP
3 sales on record3 planning records
Estimated value
£1,706,000
- Since the 2021 sale (£1,230,000)+39%
- Against RG7 6NP's recent median (£900,000)+90%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
10
From EPC
Floor area
336 m²
3617 sq ft
Energy rating
F
Score 37
Council tax
Band H
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
£1,706,000
- Against its 2021 sale (£1,230,000)+39%
- Against RG7 6NP's recent median (£900,000)+90%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Smithincott is modelled from its 336 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG7 6NP. 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
336 m² from the EPC lodged in February 2024
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in RG7 6NP
5 sales, median £900,000 (2018–2004)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
15 January 2021Most recent
£1,230,000
+29.5%over 15 years31 October 2005
£950,000
+17.6%over 4 years9 July 2001
£808,000
Median price across the last 5 sales in RG7 6NP: £900,000 (2018–2004).
Nearby sales in RG7 6NP
Bracken House, The Avenue, Bucklebury, Reading, RG7 6NP
Sold Aug 2018
£1,435,000Whitethorns Cottage, The Avenue, Bucklebury, Reading, RG7 6NP
Sold Feb 2017
£725,000Brackenhurst Cottage, The Avenue, Bucklebury, Reading, RG7 6NP
Sold Nov 2013
£1,205,000Birdcage Cottage, The Avenue, Bucklebury, Reading, RG7 6NP
Sold Nov 2003
£520,000Gorselands, The Avenue, Bucklebury, Reading, RG7 6NP
Sold Jan 1995
£310,000
What this page doesn't show
1 potential issue has already been flagged for Smithincott, The Avenue, Bucklebury, Reading, RG7 6NP. 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 Smithincott
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Smithincott is a detached house in Bucklebury, Reading, Reading (RG7 6NP). It has a recorded floor area of 336 m² (around 3617 sq ft), construction records dating it to 1900-1929 and council tax band H. The latest certificate (February 2024) shows an F (score 37), near the bottom of the EPC scale. The rating has held steady at F across 3 certificates since January 2010. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Very Poor to Good and lighting went from Very Poor to Good; while hot-water efficiency dropped from Good to Average and main heating dropped from Good to Average. The recommended improvements would lift it to D (score 55), a 2-band jump. Main heating runs on oil.
At 336 m² the property is well over the postcode median (156 m² across 3 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2001–2021, sale prices on this property compounded at 2.2% per year. Today's modelled estimate of £1,706,000 is 38.7% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£340/sq ft) was about 29.1% below the postcode norm. Last sale on file: £1,230,000 in January 2021. 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 Smithincott
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Smithincott's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 3)
Feb 2024
EPC Rating
A
B
C
D
E
F
F37
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
18.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 21 February 2034
Property Improvements
Changes detected from historical EPC data
Nov 2019from Jan 2010
EPC improved fromF35toE48
Heating Controls
Full ControlFull
Heating controls changed
Hot Water
GoodAverage
Hot water efficiency decreased
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Feb 2024from Nov 2019
EPC improved fromE48toF37
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Low Energy Lighting
100%63%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against Smithincott, The Avenue, Bucklebury, Reading, RG7 6NP, sourced from the PlanIt planning register.
3 applications on record at Smithincott, The Avenue, Bucklebury, Reading, RG7 6NP
3decisions1extensions40documents9nearby
- Apr 2006MixedFullOutcome in report
Erection of detached double garage. Internal and minor external alterations to house.
- Documents
- 23 docs on file
- Reference
- 06/00405/HOUSE
- More recent applications — locked
- FullMar 2026Decision
- ExtensionDec 2021Decision
Unlock Smithincott, The Avenue, Bucklebury, Reading, RG7 6NP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 9 notable nearby
- The 40 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 The Avenue homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Smithincott is notably below the street on price per m².
Price per m²
£3,661
Street avg £7,417
Floor Area
336 m²
Street avg 182 m²
Habitable Rooms
10 rooms
Street avg 9 rooms
CO₂ Emissions
18.0 t/year
Street avg 10.9 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
0.5 km
Beenham Hatch — bus stop.
Closest school
1.3 km
Bradfield C.E. Primary School. 3 schools nearby.
Nearest schools
- Bradfield C.E. Primary SchoolPrimary1.3km
- Beenham Primary SchoolPrimary1.7km
- Woolhampton C.E. Primary SchoolPrimary2.8km
Nearest stops
- Beenham HatchBus stop491m
- Beenham HatchBus stop512m
- Beenham HatchBus stop530m
- Hungerford LaneBus stop559m
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 6NP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.6dB
Night-time· 23:00 – 07:00
36.4dB
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 FPre-1919 buildDetached over 300m²Extended multiple times (2+ extensions)No mains gas
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 £1,795 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.3m
1 Catherine Place, Upper Bucklebury
RG7 6EL
2 bed
£1.1m
1 Jennetts Close, Tutts Clump
RG7 6JZ
4 bed
£987k
1 Buscot Copse, Bradfield
RG7 6JB
5 bed3 bath
£815k
1 Hatch Close, Chapel Row
RG7 6NZ
4 bed2 bath
£799k
1 Mead Cottage, Tutts Clump
RG7 6LA
4 bed2 bath
£745k
1 Hollytree Cottages, Cock Lane, Bradfield Southend
RG7 6HS
4 bed2 bath
£727k
1 Cornerways Bungalows, Bucklebury Road, Stanford Dingley
RG7 6EE
2 bed
£694k
1 Ash Grove, Bradfield
RG7 6HZ
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 Smithincott is modelled from its 336 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in RG7 6NP. 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 Smithincott. 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 Smithincott was lodged in February 2024 at band F and is valid until February 2034. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Smithincott. 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 21 stops listed are measured in a straight line from RG7 6NP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Smithincott is in council tax band H. 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 Smithincott, The Avenue, Bucklebury, Reading, RG7 6NP. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in RG7 6NPSold prices, values and energy ratings for the postcode
- RG 7 property marketPrices, postcodes, schools and transport across the district
- Smithincott, The Avenue, Bucklebury, Reading valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales