| Measure | Grant | Net cost | Saving / yr | Payback | Grade effect |
|---|---|---|---|---|---|
| Hot water cylinder insulation | — | £30 | £156 | 0.2 yrs | +6.2 pts |
| High-retention storage heaters | — | £600 | £360 | 1.7 yrs | +14.3 pts · reaches C |
| Loft insulation(optional, beyond C) | — | £350 | £87 | 4.0 yrs | +3.5 pts |
Grants verified 20 August 2026. Costs are the register’s indicative ranges. Savings are restated at the fuel prices assumed in July 2026. Points per measure are estimated from 19.9 million certificates and rescaled to this home’s own certificate delta; the total is the register’s figure.
Running costs
The full plan saves £516 a year — a 81.9% annual return on £630.
Restated at the fuel prices assumed in July 2026. This certificate, assessed in 2019, states £701 a year at the prices assumed then. Modelled costs, not a bill.
Sold prices
Estimated today: £132,803 HPI-indexed estimate, not a valuation
Beech Lane: 41 sales since 1995 · £350,500 average over 10 years
Schools nearby
The schools’ own performance — Progress 8 shows value added, not just raw results.
| School | Phase | Distance | Progress |
|---|---|---|---|
| Radstock Primary School | Primary | 0.3 mi | — |
| Loddon Primary School | Primary | 0.6 mi | — |
| Hawkedon Primary School | Primary | 0.6 mi | — |
| Maiden Erlegh School | Secondary | 0.6 mi | Progress 8 +0.64 · well above average (2023/24) |
| UTC Reading | Secondary | 1.5 mi | Progress 8 -0.80 · well below average (2023/24) |
| Maiden Erlegh School in Reading | Secondary | 1.6 mi | Progress 8 +0.12 · average (2023/24) |
Schools from the DfE register, performance from the KS4 performance tables. Progress 8 is a GCSE measure, so primaries have none. Distance is straight-line from the postcode, not a catchment: admission is decided by the school, not by us.
Area context
Police-recorded crime for the wider neighbourhood, not this address. We grade homes, never neighbourhoods — so this is reported as a count, not a rating.
Police.uk street-level data for LSOA E01016652, to 2026-05. An LSOA holds about 1,500 people, so this covers far more than one street.
Beech Lane
How this home sits against its street.