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Westerley, Goodboys Lane, Grazeley Green, Reading, RG7 1ND

UPRN:100081023797Detached Property4 bedsBuilt 1983-1990
FreeholdCouncil Tax: Band FEPC: C (79)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:50:34.047195+00:00)Ownership· 1mo agoOwnership: ageing, refreshed 1mo ago (2026-10-10T16:38:58.569883+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Westerley, Goodboys Lane, Grazeley Green, Reading, RG7 1ND

HP Score

Mixed
Verdict
9 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
18 of 21 sources
Sale Estimate
£647,000
£615k - £679kHigh
Estimate
£647k
Range
£615k – £679k
Rent Estimate (pcm)
£2,300
£2k - £3k
Monthly
£2,300
Yield
4.27%

Verdict

Derived from HomePortfolio scores

Westerley earns an INVESTIGATE rating with HP Score 56/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (7/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
56/ 100
Mixed
Investment Score
51/ 100
Moderate
Crime Score
25/ 100
Moderate
Walkability
7/ 100
Low
Transit & Bike
Transit 38Bike 17
Walk Score, out of 100

Valuation & Market

Sale Estimate£647,000
Rent Estimate (pcm)£2,300
Gross Yield4.27%
1y Growth-
3y Growth+1.1%
5y Growth+0.7%
10y Growth+2.0%
Last Sold Price-
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceModerate
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseModerate
View Full Risk Report

Planning Activity

Recent Apps
0RG7 1ND
Approval Rate
-12mo
Development
low
  • 26/02078/PDNOT
    Notification under Part 19, Class TA of the General Permitted Development Order, specifically paragraph TA2(d).
    Pending
  • 26/01673/PACOU
    "Notification of Permitted Development under Class R: Change of use of agricultural buildings to Class E(g)(i) (Offices) and Class B8 (Storage or Distribution)."Application to determine if prior approval is required.
    Pending
  • 26/00936/CLASSR
    Notification of Permitted Development under Class R of the Town and Country Planning (General Permitted Development) (England) Order 2015: change the use of The Engine Shed, Pierces Farm, Goodboys Lane, Mortimer, from an agricultural building to a flexible commercial use, specifically falling within Use Class E(g)(i) (Offices
    Decided
View Planning Timeline

Ownership

  • Corporate Ownership61.3%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change-
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
6 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£38,513
Population Density-
Owner Occupied72%
Age Distribution
0-15 19%16-64 63%65+ 18%
View Area Profile

Schools Nearby

  • Grazeley Church of England Primary School
    1.4 mi

    Inspected as Grazeley Parochial Church of England Aided Primary School (URN 110015) on 24 Jun 2025

  • Burghfield St Mary's C.E. Primary School
    1.4 mi
    Good
  • Garland Junior School
    1.6 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Mrs Bland's Infant School
    1.9 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • Elmbank Goodboys Lane
    -
    £580k
    -
  • 2 Goodboys Lane
    -
    £626k
    -
  • Honeysuckle Corner Goodboys Lane
    -
    £535k
    -
  • Pitchkettle Farm Goodboys Lane
    -
    £580k
    -