12, MORLAIS, EMMER GREEN, READING, RG4 8PQ - £515,000

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 MORLAIS is a very small extended detached house of 72m², built sometime between 1991 and 1995. It was last sold for £515,000 in August 2022, which was around 28% below the average August 2022 detached price in the Reading local authority area. The most recent EPC inspection was March 2017, where the current energy rating was D, and the potential energy rating was B.

12 MORLAIS Sold Prices

Land registry data shows four sales for 12 MORLAIS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Reading local authority area for the corresponding sale date. Most of the four 12 MORLAIS sales were for below 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
2022 26 AUG	£515,000	£718,405	28% below HPI
2017 22 JUN	£398,000	£620,918	36% below HPI
1997 4 JUL	£128,500	£139,706	8% below HPI
1995 29 DEC	£124,950	£114,929	9% above HPI

12 MORLAIS 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 four 12 MORLAIS sales between December 1995 and August 2022 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 June 2017 sale was for 36% below the HPI. So the extrapolation line tracks at 36% below the HPI over time, until the August 2022 sale, where it rises to 28% below the HPI. The line then continues to track at 28% below the HPI.

What might 12 MORLAIS be worth now?

12 MORLAIS might now be worth an estimated £500,654.

This is based on house price deflation of 2.8%, between August 2022 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 2.8% deflationary decrease is applied to the most recent sale price for 12 MORLAIS of £515,000 on 26th August 2022. For the value to have decreased from £515,000 to £500,654 over the one year and eight months to December 2024, the following assumptions must hold true:

• The value of 12 MORLAIS has moved in line with the HPI for detached houses in the Reading local authority area.
• The August 2022 sale price of £515,000 represented a fair market value for the property.
• The size, condition, and specification of 12 MORLAIS has not materially changed since August 2022.

How Large is 12 MORLAIS?

12 MORLAIS is 72m², which includes one extension, according to the EPC inspection conducted in March 2017. This puts it in the smallest 10% 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 MORLAIS lies on this distribution: 3% of detached houses houses are smaller than 12 MORLAIS, and 97% of houses are larger. Note that EPC data is not available for all properties in Caversham.

12 MORLAIS: Plot and Title Map

12 MORLAIS sits on a plot of roughly 0.090 of an acre, or 363m². The below map shows the location of 12 MORLAIS, 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 MORLAIS). 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 MORLAIS?

12 MORLAIS is located in EMMER GREEN, in the RG4 postcode district. The below map shows the position of No. 12 on MORLAIS.