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21 Beech Road, Purley On Thames, Reading, RG8 8DR

EPC B2 planning records
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
207 m²
2228 sq ft
Energy rating
B
Score 81
Council tax
Band F
Tenure
Owner Occupied
Overview

About 21 Beech Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

21 Beech Road is a four-bedroom detached house in Purley On Thames, Reading, Reading (RG8 8DR). It has a recorded floor area of 207 m² (around 2228 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (August 2022) returns a B (score 81), comfortably above the UK average. When first surveyed in March 2018 the rating was D, the property has climbed 2 bands since. Between certificates, roof efficiency went from Average to Very Good, window efficiency went from Average to Good and lighting went from Poor to Very Good; while hot-water efficiency dropped from Average to Poor. Main heating runs on electricity. Other recorded features include attached land beyond the plot.

At 207 m² the property is well over the postcode median (133 m² across 25 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. A recent sale: £1,118,000 in March 2025. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Across 2018–2025, sale prices on this property compounded at 12.5% per year. On a £-per-square-foot basis, the last sale (£502/sq ft) was about 58.3% above the typical sold price in the postcode.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms4
  • Bathrooms2
  • Open-plan layoutYes

Outside

  • Private gardenSouth-facing
  • LandYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 21 Beech Road

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
  • Beautiful Places, source of nearby scenic places
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

21 Beech Road ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 2)
Aug 2022

EPC Rating

A
B
B81
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Aug 2022from Mar 2018
EPC improved fromD55toB81
Heating System
Gas BoilerHeat Pump

Heat pump installed, significantly improving energy efficiency

Main Fuel
GasElectric

Changed to a more efficient fuel source

Heating Controls
FullFull Control

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
Mostly DoubleFull Double

Windows upgraded, improving insulation

Roof
AverageVery Good

Roof insulation improved

Low Energy Lighting
11%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 21 Beech Road, Purley On Thames, Reading, RG8 8DR, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

  1. Feb 2021
    DemolitionFull
    In report

    Extension: Part single, part two storey · Side of property

    Proposed two storey side extension, single storey side extension, demolition of existing conservatory, addition of rooms in roof space, a dormer and roof lights.

    Extension
    Documents
    14 docs on file
    Reference
    20/02899/HOUSE
    View planning record
  2. Dec 2019
    DemolitionFull
    In report

    Extension: Part single, part two storey · Side and rear of property

    Proposed two storey side extension, single storey side and rear extensions, demolition of existing garage and conservatory, increase of roof height with addition of rooms in roof space, two dormers and roof lights

    Extension
    Documents
    15 docs on file
    Reference
    19/02588/HOUSE
    View planning record
Before you offer

We flagged 1 thing worth checking at 21 Beech Road

Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.

  • Larger development activity nearby
£14.99

30-day money-back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has at least doubled since 2018.

Current estimate

£1,113,000

Modelled from EPC, postcode comparables and a sale-price growth of 12.5% per year over 7 years.

See how we calculated this
Last sold (2025)

£1,118,000

Growth on file: 12.5% per year over 7 years.

Sales timeline

  1. 14 March 2025Most recent

    £1,118,000

    +117.1%over 6 years

  2. 23 August 2018

    £515,000

Median price across the last 5 sales in RG8 8DR: £585,000 (2023–2022).

On the street

Versus other Beech Road homes

Four headline reads against 25 similar houses on this street, drawn from the latest EPC and Land Registry data.

21 Beech Road is notably below the street on years held.

Price per m²

£5,401

Street avg £4,012

Strongly above

Floor Area

207 m²

Street avg 156 m²

Above

Habitable Rooms

7 rooms

Street avg 6 rooms

Above

CO₂ Emissions

3.2 t/year

Street avg 5.1 t/year

Strongly above
Before you decide

Everything you need to know about 21 Beech Road

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
  • Beautiful Places, source of nearby scenic places
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£706k

1 Duncan Gardens, Purley On Thames

RG8 8DW

4 bed2 bath
£684k

1 Elyham, Purley On Thames

RG8 8EN

4 bed
£1.1m

1 Captains Gorse, Upper Basildon

RG8 8SZ

5 bed2 bath
£816k

1 Belleisle, Purley On Thames

RG8 8AP

5 bed2 bath
£712k

1 Honeycroft Cottages, Pangbourne Road, Upper Basildon

RG8 8LR

3 bed1 bath
£1.1m

1 Bethesda Street, Upper Basildon

RG8 8NT

2 bed1 bath
£577k

1 Hazel Road, Purley On Thames

RG8 8BB

3 bed
£550k

1 Beech Road, Purley On Thames

RG8 8DR

3 bed
Area

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.
Full Reading report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

2/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Westbury Lane — bus stop.

Closest school

0.5 km

Long Lane Primary School. 11 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG8 8DR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG8 8DR

Daytime· 07:00 – 23:00

45.1dB

Low
Night-time road noise heatmap for RG8 8DR

Night-time· 23:00 – 07:00

37.8dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Beech Road, Purley On Thames, Reading, RG8 8DR. Each answer is also embedded as structured data for search engines.