Beech Lane, Reading house prices are built from 243 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 15 Apr 2026. The median price paid across the whole record is £310,000. Across the 11 years from 2014 to 2025 the median moved +62.4% in cash — but once inflation is taken out, the change in 2026 money is +15.6%.
Median price paid
£310,000
Change in cash, 2014–2025
+62.4%
Change in real terms
+15.6%
HM Land Registry243 salesLatest sale 15 Apr 2026
Section 01
How Beech Lane, Reading prices moved
The chart tracks the median Beech Lane, Reading house price for every year with a recorded sale, from 1995 to 2025. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £119,950 | £266,346 |
| 2000s | 9 | £296,250 | £539,680 |
| 2010s | 6 | £425,000 | £599,250 |
| 2020s | 5 | £690,000 | £705,000 |
The highest yearly median on record for Beech Lane, Reading is £827,500 in 2024; the lowest is £96,500 in 1995. Across the full 31-year record the cash median has moved from £96,500 to £690,000.
In 2026 money that first median is worth £214,276, so the real change over the whole record is +229.0% — about +4.05% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +62.4% in cash against +15.6% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 6 | 15 Apr 2026 | Detached | £500,000 | £500,000 |
| Ellesmere | 19 Dec 2025 | Detached | £800,000 | £817,391 |
| Littleholt | 27 Jun 2025 | Detached | £1,100,000 | £1,123,913 |
| 7 | 28 May 2025 | Semi-detached | £700,000 | £715,217 |
| 165 | 14 Mar 2025 | Terraced | £680,000 | £694,783 |
| 50 | 14 Mar 2025 | Detached | £680,000 | £694,783 |
| Glenelg | 25 Feb 2025 | Detached | £576,100 | £588,624 |
| Firlea House | 28 Nov 2024 | Detached | £870,000 | £915,448 |
| 69 | 7 Oct 2024 | Detached | £1,000,000 | £1,052,239 |
| 125 | 7 Oct 2024 | Detached | £962,000 | £1,012,254 |
| Shamba | 3 Oct 2024 | Detached | £510,000 | £536,642 |
| 41 | 4 Sep 2024 | Detached | £676,500 | £711,840 |
| Fairview | 23 Aug 2024 | Detached | £785,000 | £826,007 |
| 25 | 2 Jul 2024 | Detached | £1,200,000 | £1,262,687 |
| 4 Southview Cottages | 24 May 2024 | Semi-detached | £317,000 | £333,560 |
| Bramley | 13 Dec 2023 | Detached | £950,000 | £1,026,437 |
| 27 | 16 Oct 2023 | Semi-detached | £796,000 | £860,046 |
| 28 | 31 Mar 2023 | Semi-detached | £950,000 | £1,026,437 |
| 161 | 3 Feb 2023 | Terraced | £578,000 | £624,506 |
| Lloret | 1 Nov 2022 | Detached | £630,000 | £729,910 |
| 203 | 24 Oct 2022 | Detached | £527,500 | £611,154 |
| 195 | 9 Sep 2022 | Detached | £792,000 | £917,601 |
| 249 | 6 Sep 2022 | Flat or maisonette | £162,000 | £187,691 |
| 123 | 11 Aug 2022 | Detached | £1,000,000 | £1,158,587 |
| 68 | 21 Feb 2022 | Detached | £920,000 | £1,065,900 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Beech Lane, Reading values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 6 Beech Lane | £96,000 (1995) | £500,000 (2026) | +5.5% | +2.8% |
| ELLESMERE Beech Lane | £465,000 (2007) | £800,000 (2025) | +3.1% | +0.1% |
| 7 Beech Lane | £225,000 (2003) | £700,000 (2025) | +5.3% | +2.4% |
| 50 Beech Lane | £165,500 (1997) | £680,000 (2025) | +5.2% | +2.5% |
| 165 Beech Lane | £168,000 (1999) | £680,000 (2025) | +5.5% | +2.8% |
| GLENELG Beech Lane | £195,000 (1999) | £576,100 (2025) | +4.3% | +1.5% |
| FIRLEA HOUSE Beech Lane | £695,000 (2014) | £870,000 (2024) | +2.3% | -0.8% |
| 69 Beech Lane | £330,000 (2009) | £1,000,000 (2024) | +7.7% | +4.5% |
| 41 Beech Lane | £179,000 (1997) | £676,500 (2024) | +5.0% | +2.4% |
| FAIRVIEW Beech Lane | £645,000 (2018) | £785,000 (2024) | +3.3% | -0.7% |
| 25 Beech Lane | £425,000 (2011) | £1,200,000 (2024) | +8.3% | +5.2% |
| BRAMLEY Beech Lane | £100,000 (2008) | £950,000 (2023) | +16.2% | +12.8% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Beech Lane, Reading is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Detached | 135 | 55.6% | £368,000 | £89,000 – £1,200,000 |
| Semi-detached | 87 | 35.8% | £290,000 | £19,000 – £950,000 |
| Flat or maisonette | 15 | 6.2% | £88,000 | £32,500 – £162,000 |
| Terraced | 6 | 2.5% | £168,000 | £44,950 – £680,000 |
Section 06
Ownership and new build in Beech Lane, Reading
20 of the sales on record are leasehold and 223 freehold — 8.2% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £84,750 and the median freehold sale £331,500 — a gap of +291.2%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 20 | 8.2% | £84,750 |
| Freehold | 223 | 91.8% | £331,500 |
| New build | 1 | 0.4% | £100,000 |
| Existing home | 242 | 99.6% | £310,000 |
New builds sold for less than the median existing home — -67.7%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 9 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in Beech Lane, Reading
Every certificate carries an energy efficiency band as well as a floor area. Across Reading, 48.1% of 91,244 certificates sit in bands A to C, and 3.4% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 312 | 0.3% |
| B | 13,004 | 14.3% |
| C | 30,549 | 33.5% |
| D | 32,934 | 36.1% |
| E | 11,379 | 12.5% |
| F | 2,306 | 2.5% |
| G | 760 | 0.8% |
The Office for National Statistics puts the mean private rent in Reading at £1,573 a month as of Jun 2026 — £1,115 for a one-bedroom home and £1,669 for three bedrooms.
Against the median sale of £310,000 here, that rent is a gross yield of 6.09% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of RG6, 189 crimes were recorded in Jun 2026: 68 violent, 6 burglary, 7 vehicle-related and 20 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is about typical.
Against the 174,224 residents the 2021 census counted in Reading, that is 1.08 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around Beech Lane, Reading
The 2021 census counted 174,224 residents in Reading across 67,683 households. 51.7% of those households own their home and 48.1% rent — a split the sold record cannot show, because only owners appear in it.
8 state and independent schools have a RG6 postcode: 7 primary, 1 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Maiden Erlegh School | Secondary | Academy converter | 1,841 |
| Alfred Sutton Primary School | Primary | Community school | 664 |
| Hawkedon Primary School | Primary | Academy converter | 596 |
| Loddon Primary School | Primary | Community school | 511 |
| Earley St Peter's Church of England Primary School | Primary | Academy converter | 458 |
| Hillside Primary School | Primary | Academy converter | 450 |
| Radstock Primary School | Primary | Academy converter | 341 |
| Aldryngton Primary School | Primary | Community school | 314 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Earley Rail Station | Rail | 0.8 km |
| Winnersh Triangle Rail Station | Rail | 2.5 km |
| Winnersh Rail Station | Rail | 3.6 km |
| Reading Rail Station | Rail | 3.8 km |
Section 09
How Beech Lane, Reading compares
The median across the whole archive is £157,500. Beech Lane, Reading sits above that national figure — +96.8%.
Within Reading the street ranks 1213 of 3510 by median price, and its median is above the town figure of £220,000 (+40.9%).
No EPC floor areas could be matched to these sales, so no price per square metre is published here. An estimate would be a guess, and the archive does not publish guesses.
The full range on record runs from £19,000 to £1,200,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
Beech Lane, Reading sits in Reading, in the South East.
The Office for National Statistics puts the median home in Reading at 7.1 times median local earnings of £49,062 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Streets nearby
- Wokingham Road£222,000 median
- Fleetham Gardens£140,000 median
- Maiden Place£108,750 median
- Chilcombe Way£171,500 median
- Wykeham Road£166,000 median
- Hilmanton£222,000 median
- Silverdale Road£282,000 median
- Paddick Drive£245,000 median
- Mill Lane£309,375 median
- The Delph£190,000 median
- Moorhen Drive£197,250 median
- Westminster Way£172,500 median
- Colmworth Close£149,500 median
- The Crescent£245,000 median
- Marefield£150,000 median
- Jay Close£174,500 median
Addresses with more than one recorded sale
- 241 Beech Lane6 sales
- 6 Beech Lane4 sales
- 7 Beech Lane4 sales
- 183 Beech Lane4 sales
- 99 Beech Lane4 sales
- 57 Beech Lane4 sales
- 235 Beech Lane4 sales
- ELLESMERE Beech Lane3 sales
- 165 Beech Lane3 sales
- 50 Beech Lane3 sales
- 249 Beech Lane3 sales
- 123 Beech Lane3 sales
- 59 Beech Lane3 sales
- 52 Beech Lane3 sales
- CAPRICORN Beech Lane3 sales
- 17 Beech Lane3 sales
- 80 Beech Lane3 sales
- 4 Beech Lane3 sales
- 40 Beech Lane3 sales
- 86 Beech Lane3 sales
- 243 Beech Lane3 sales
- 1 Beech Lane3 sales
- 3, SOUTHVIEW COTTAGES Beech Lane3 sales
- GLENELG Beech Lane2 sales
Back to Reading house prices.
Quick answers
Common questions about this data
What is the average house price in Beech Lane, Reading?
The median price paid in Beech Lane, Reading across every sale on the register is £310,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in Beech Lane, Reading?
243 sales are on record for Beech Lane, Reading, the most recent completing on 15 Apr 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Beech Lane, Reading house prices actually risen?
In cash, the median rose +62.4% between 2014 and 2025. In 2026 money — that is, after inflation — the change is +15.6%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Beech Lane, Reading house prices at their highest?
The highest yearly median on record is £827,500, set in 2024. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in Beech Lane, Reading?
No EPC floor areas could be matched to these sales, so no price per square metre is published for this area. Nothing is estimated to fill the gap.
How current is this data?
The latest sale shown here completed on 15 Apr 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “Beech Lane, Reading house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.