Model valuation£417,0008 Busby Close
Local market context
8 Beckfords, Upper Basildon, Reading, RG8 8PB
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
143 m²
1539 sq ft
Energy rating
D
Score 63
Council tax
Band D
Tenure
Owner Occupied
About 8 Beckfords
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Beckfords is a four-bedroom semi-detached house in Upper Basildon, Reading, Reading (RG8 8PB). It has a recorded floor area of 143 m² (around 1539 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (May 2024) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 78). Main heating runs on oil. Period features are noted in the property record. The home occupies a cul-de-sac position.
A recent sale: £725,000 in February 2026. Across 2000–2026, sale prices on this property compounded at 6% per year. On a £-per-square-foot basis, the last sale (£471/sq ft) was about 43.3% above the typical sold price in the postcode.
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
- Dining roomYes
Outside
- Private gardenRear
- DrivewayYes
- Cul-de-sacYes
Building
- Period featuresYes
Before you decide
Everything you need to know about 8 Beckfords
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.
8 Beckfords's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2024EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 May 2034
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Planning history
Applications and permits filed against 8 Beckfords, Upper Basildon, Reading, RG8 8PB, sourced from the PlanIt planning register.
8 Beckfords has no planning applications on record.
6
But the area is active
6 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.
8 Beckfords has more than quadrupled in price since its earliest registered sale in 2000.
Current estimate
See how we calculated this£674,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.0% per year over 26 years.
Last sold (2026)
£725,000
Growth on file: 6.0% per year over 26 years.
Sales timeline
11 February 2026Most recent
£725,000
+339.4%over 25 years10 August 2000
£165,000
Median price across the last 5 sales in RG8 8PB: £670,000 (2023–2018).
Nearby sales in RG8 8PB
Draycotts, Beckfords, Upper Basildon, Reading, RG8 8PB
Sold Oct 2023
£1,270,000Emerys Farm, Emerys Lodge, Beckfords, Upper Basildon, Reading, RG8 8PB
Sold Jul 2022
£1,020,0003 Beckfords, Upper Basildon, Reading, RG8 8PB
Sold Jun 2021
£670,0009 Beckfords, Upper Basildon, Reading, RG8 8PB
Sold Sept 2020
£597,000Old Pump House, Beckfords, Upper Basildon, Reading, RG8 8PB
Sold Apr 2015
£1,350,000
Versus other Beckfords homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
8 Beckfords is notably below the street on years held.
Price per m²
£5,070
Street avg £4,488
Floor Area
143 m²
Street avg 158 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
6.3 t/year
Street avg 8.9 t/year
Property research, connected
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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.
£712k
1 Duncan Gardens, Purley On Thames
RG8 8DW
4 bed2 bath
£733k
1 Elyham, Purley On Thames
RG8 8EN
4 bed
£669k
1 Honeycroft Cottages, Pangbourne Road, Upper Basildon
RG8 8LR
3 bed1 bath
£617k
1 Beech Road, Purley On Thames
RG8 8DR
3 bed
£597k
1 Hazel Road, Purley On Thames
RG8 8BB
3 bed
£786k
1 Belleisle, Purley On Thames
RG8 8AP
5 bed2 bath
£466k
1 Glebe Road, Purley On Thames
RG8 8DP
3 bed1 bath
£995k
1 Captains Gorse, Upper Basildon
RG8 8SZ
5 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
0.2 km
Aldworth Road — bus stop.
Closest school
0.2 km
Basildon C.E. Primary School. 1 school 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 8PB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.8dB
Night-time· 23:00 – 07:00
36.7dB
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 8 Beckfords, Upper Basildon, Reading, RG8 8PB. Each answer is also embedded as structured data for search engines.