What kind of home is 9 Beckfords, RG8 8PB?

9 Beckfords, RG8 8PB is a 3-bedroom semi-detached house.

What was the last sold price for 9 Beckfords, RG8 8PB?

9 Beckfords, RG8 8PB last sold for £597,000 in September 2020, around 6 years ago. Before that, it sold for £485,000 in August 2018, so prices have been rising over 2 years on record. Source: HM Land Registry.

What is the price history for 9 Beckfords, RG8 8PB?

Across 2 sales between August 2018 and September 2020, 9 Beckfords, RG8 8PB rose from £485,000 to £597,000, a change of £112,000. That works out to roughly +10.3% per year compounded over 2 years. Source: HM Land Registry.

What is the EPC rating for 9 Beckfords, RG8 8PB?

The current EPC rating for 9 Beckfords, RG8 8PB is E with a score of 50 out of 100, lodged in April 2025. It has improved from a F recorded in April 2018. The assessor estimates the property could reach a D. Source: EPC Register.

How big is 9 Beckfords, RG8 8PB?

9 Beckfords, RG8 8PB has a recorded floor area of 157 m² (1,690 sq ft), around 52 m² per bedroom. That makes it about 10% larger than the median EPC-recorded property in RG8 8PB. Source: EPC Register.

What heating system does 9 Beckfords, RG8 8PB use?

The latest EPC at 9 Beckfords, RG8 8PB records oil as the main heating fuel. Source: EPC Register.

Are there any planning records for 9 Beckfords, RG8 8PB?

9 Beckfords, RG8 8PB has council approval for single-storey rear extension granted in January 2023 under ref. 22/03027/HOUSE. Source: PlanIt planning register.

What is the council tax band for 9 Beckfords, RG8 8PB?

9 Beckfords, RG8 8PB is in council tax band E.

Which area is 9 Beckfords, RG8 8PB in?

9 Beckfords, RG8 8PB sits in Upper Basildon, Reading, Reading. It falls within the RG8 postcode district.

What is crime like near 9 Beckfords, RG8 8PB?

Police records around 9 Beckfords, RG8 8PB show an average of 52 reported crimes per month over the last 14 months. Violent crime makes up roughly 37% of reports, the most common category. The overall trend is falling (16% versus the prior period). Source: Police UK.

What schools are near 9 Beckfords, RG8 8PB?

The closest primary school to 9 Beckfords, RG8 8PB is Basildon C.E. Primary School (242m).

What transport links are near 9 Beckfords, RG8 8PB?

The closest bus stop to 9 Beckfords, RG8 8PB is Aldworth Road, 181m away. In total there are 19 bus stops within the surrounding area.

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9 Beckfords, Upper Basildon, Reading, RG8 8PB

1 planning record

Property type

Semi-detached

Bedrooms

Bathroom

Floor area

157 m²

1690 sq ft

Energy rating

Score 50

Council tax

Band E

Tenure

Owner Occupied

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Overview

About 9 Beckfords

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

9 Beckfords is a three-bedroom semi-detached house in Upper Basildon, Reading, Reading (RG8 8PB). It has a recorded floor area of 157 m² (around 1690 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (April 2025) shows an E (score 50), well below the UK norm with real room to improve. When first surveyed in April 2018 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Very Good, window efficiency went from Very Poor to Good and hot-water efficiency went from Poor to Average. The recommended improvements would push it to D (score 65). Main heating runs on oil. Period features are noted in the property record.

One planning record on file: an extension approved in 2023. Past consents include an extension, meaningful when judging how the property has evolved. Across 2018–2020, sale prices on this property compounded at 10.3% per year. Today's modelled estimate of £700,000 is 17.3% above the 2020 sale price. Sold September 2020 for £597,000.

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

Bedrooms3
Bathrooms1

Outside

Private gardenYes
GarageYes

Building

Period featuresYes

Before you decide

Everything you need to know about 9 Beckfords

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

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Energy

Energy performance

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

9 Beckfords's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 3)

Apr 2025

EPC Rating

E50

Main Heating

Electric & Gas

Main Fuel

Oil

Hot Water

Average

Windows

Good

CO2 Emissions

8.2 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 8 April 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Apr 2025from Apr 2018

EPC improved fromF21toE48

Heating Controls

Prog + TRVsProg + Stat

Heating controls upgraded for better temperature management

Hot Water

PoorAverage

Hot water efficiency improved

Windows

SingleFull Double

Single glazing replaced with double or better glazing

Roof Insulation

InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation

UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting

0%100%

More low energy lighting installed

Apr 2025from Apr 2025

Heating Controls

Prog + StatFull

Heating controls upgraded for better temperature management

Get a survey for this property

Level 3 Building Survey

Victorian-eraSemi-Detached HouseEPC EPre-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.

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Planning

Planning history

Applications and permits filed against 9 Beckfords, Upper Basildon, Reading, RG8 8PB, sourced from the PlanIt planning register.

1 application on record at 9 Beckfords, Upper Basildon, Reading, RG8 8PB

1decisions1extensions15documents6nearby

Jan 2023
ExtensionFull
Outcome in report
Extension: Single storey · Rear of property
First floor roof extension to provide habitable accommodation and single storey rear extension
Documents
15 docs on file
Reference
22/03027/HOUSE
Full record in report

Unlock 9 Beckfords, Upper Basildon, Reading, RG8 8PB's full planning history

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Every decision — granted, refused or withdrawn (1 on record)
All 1 application on this property in full, plus 6 notable nearby
The 15 documents, officer reports & conditions
What the pattern means for extending or converting here

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Price

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

£700,000

Modelled from EPC, postcode comparables and a sale-price growth of 10.3% per year over 2 years.

See how we calculated this

Last sold (2020)

£597,000

Growth on file: 10.3% per year over 2 years.

Sales timeline

13 September 2020Most recent
£597,000
+23.1%over 2 years
2 August 2018
£485,000

Median price across the last 5 sales in RG8 8PB: £1,020,000 (2026–2015).

Nearby sales in RG8 8PB

On the street

Versus other Beckfords homes

Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 9 Beckfords lags the street by a wide margin.

Price per m²

£3,803

Street avg £4,742

Below

Floor Area

157 m²

Street avg 156 m²

On par

Habitable Rooms

8 rooms

Street avg 6 rooms

Above

CO₂ Emissions

8.2 t/year

Street avg 8.5 t/year

Above

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Comparables

Similar properties nearby

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

£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

£466k

1 Glebe Road, Purley On Thames

RG8 8DP

3 bed1 bath

£427k

1 Farm Close, Purley On Thames

RG8 8BA

3 bed

£712k

1 Duncan Gardens, Purley On Thames

RG8 8DW

4 bed2 bath

£733k

1 Elyham, Purley On Thames

RG8 8EN

4 bed

£386k

1 Church Mews, Purley On Thames

RG8 8AG

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

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.

Noise

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

Low

Night-time road noise heatmap for RG8 8PB

Night-time· 23:00 – 07:00

36.7dB

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 9 Beckfords, Upper Basildon, Reading, RG8 8PB. Each answer is also embedded as structured data for search engines.