12, AMMANFORD, CAVERSHAM, READING, RG4 7XN - £450,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

12 AMMANFORD is a midsized extended detached house of 145m², built sometime between 1996 and 2002. It was last sold for £450,000 in February 2008, which was around 8% above the average February 2008 detached price in the Reading local authority area. The most recent EPC inspection was September 2021, where the current energy rating was D, and the potential energy rating was B.

12 AMMANFORD Sold Prices

Land registry data shows three sales for 12 AMMANFORD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Reading local authority area for the corresponding sale date. All of the three 12 AMMANFORD sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2008 6 FEB	£450,000	£415,878	8% above HPI
2004 16 SEP	£370,000	£349,793	6% above HPI
1997 26 SEP	£189,995	£148,252	28% above HPI

12 AMMANFORD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Reading local authority area over time, sourced from the HPI. The three 12 AMMANFORD sales between September 1997 and February 2008 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the September 2004 sale was for 6% above the HPI. So the extrapolation line tracks at 6% above the HPI over time, until the February 2008 sale, where it rises to 8% above the HPI. The line then continues to track at 8% above the HPI.

What might 12 AMMANFORD be worth now?

12 AMMANFORD might now be worth an estimated £755,695.

This is based on house price inflation of 67.9%, between February 2008 and December 2024, for detached houses, in the Reading local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 67.9% inflationary increase is applied to the most recent sale price for 12 AMMANFORD of £450,000 on 6th February 2008. For the value to have increased from £450,000 to £755,695 over the fifteen years and two months to December 2024, the following assumptions must hold true:

• The value of 12 AMMANFORD has moved in line with the HPI for detached houses in the Reading local authority area.
• The February 2008 sale price of £450,000 represented a fair market value for the property.
• The size, condition, and specification of 12 AMMANFORD has not materially changed since February 2008.

How Large is 12 AMMANFORD?

12 AMMANFORD is 145m², which includes two extensions, according to the EPC inspection conducted in September 2021. This puts it in the largest 50% of detached houses houses in Caversham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Caversham, and where 12 AMMANFORD lies on this distribution: 59% of detached houses houses are smaller than 12 AMMANFORD, and 40% of houses are larger. Note that EPC data is not available for all properties in Caversham.

12 AMMANFORD: Plot and Title Map

12 AMMANFORD sits on a plot of roughly 0.076 of an acre, or 306m². The below map shows the location of 12 AMMANFORD, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 12 AMMANFORD). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 12 AMMANFORD?

12 AMMANFORD is located in CAVERSHAM, in the RG4 postcode district. The below map shows the position of No. 12 on AMMANFORD.