Model valuation£417,0008 Busby Close
Local market context
Beech Farmhouse, Beech Lane, Woodcote, Reading, RG8 0QB
Property type
Detached
Habitable rooms
12
From EPC
Floor area
561 m²
6039 sq ft
Energy rating
E
Score 52
Council tax
Band H
Tenure
Private Rental
About Beech Farmhouse
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beech Farmhouse is a detached house in Woodcote, Reading, Reading (RG8 0QB). It has a recorded floor area of 561 m² (around 6039 sq ft), construction records dating it to before 1900 and council tax band H. The latest certificate (April 2022) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump.
Today's modelled estimate of £2,911,000 is 70.9% below the 2022 sale of £9,988,300, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. At 561 m² the property is well over the postcode median (121 m² across 3 EPCs), placing it in the larger end of the local stock. Sold March 2022 for £9,988,300. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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Everything you need to know about Beech Farmhouse
The true value, the hidden risks and the full sale history, in one report.
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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.
Beech Farmhouse's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Apr 2022EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
28.0 t/year
Occupancy
Rented
Certificate validity
Valid until 7 April 2032
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC EPre-1919 buildDetached over 300m²Solid (non-cavity) walls
Because the property was built before 1919, is a large detached home over 300m², and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £2,095 · Includes VAT
Planning history
Applications and permits filed against Beech Farmhouse, Beech Lane, Woodcote, Reading, RG8 0QB, sourced from the PlanIt planning register.
Beech Farmhouse has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Current estimate
See how we calculated this£2,911,000
Modelled from EPC, postcode comparables.
Last sold (2022)
£9,988,300
Recorded with HM Land Registry.
Sales timeline
3 March 2022Most recent
£9,988,300
Versus other Beech Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Beech Farmhouse runs comfortably ahead of the street norm.
EPC Rating
52 (E)
Street avg 55 (D)
Floor Area
561 m²
Street avg 120 m²
CO₂ Emissions
28.0 t/year
Street avg 6.5 t/year
Habitable Rooms
12 rooms
Street avg 4 rooms
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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.
£876k
1 Dean Wood Close, Woodcote
RG8 0PW
4 bed2 bath
£752k
1 Chiltern Gardens, Woodcote
RG8 0BU
2 bed2 bath
£742k
1 Cleeve Park Cottages, Icknield Road, Goring
RG8 0DJ
£742k
1 Ferne Close, Goring
RG8 0AR
3 bed1 bath
£665k
1 Birchen Close, Woodcote
RG8 0SW
4 bed2 bath
£601k
1 Deacon Field, South Stoke
RG8 0JQ
£600k
1 Chapel Close, South Stoke
RG8 0JW
£589k
1 Croft Way, Woodcote
RG8 0RS
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
52/mo
Falling year-on-year across the wider district.
Nearest stop
1.6 km
Co-op Store — bus stop.
Closest school
2.1 km
Langtree School. 3 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 RG8 0QB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.4dB
Night-time· 23:00 – 07:00
35.4dB
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 Beech Farmhouse, Beech Lane, Woodcote, Reading, RG8 0QB. Each answer is also embedded as structured data for search engines.