12, REED CLOSE, SWANMORE, SOUTHAMPTON, SO32 2FN - £400,000

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 REED CLOSE is a small detached house of 116m², which could now be worth an estimated £478,015. It was last sold for £400,000 in April 2021, which was around 40% below the average April 2021 detached price in the Winchester local authority area. The most recent EPC inspection was June 2016, where the current energy rating was A, and the potential energy rating was A.

12 REED CLOSE Sold Prices

Land registry data shows two sales for 12 REED CLOSE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Winchester local authority area for the corresponding sale date. Both of the two 12 REED CLOSE 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
2021 29 APR	£400,000	£668,786	40% below HPI
2016 30 JUN	£442,000	£615,099	28% below HPI

12 REED CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Winchester local authority area over time, sourced from the HPI. The two 12 REED CLOSE sales from June 2016 and April 2021 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 2016 sale was for 28% below the HPI. So the extrapolation line tracks at 28% below the HPI over time, until the April 2021 sale, where it falls to 40% below the HPI. The line then continues to track at 40% below the HPI.

What might 12 REED CLOSE be worth now?

12 REED CLOSE might now be worth an estimated £478,015.

This is based on house price inflation of 19.5%, between April 2021 and December 2024, for detached houses, in the Winchester local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 19.5% inflationary increase is applied to the most recent sale price for 12 REED CLOSE of £400,000 on 29th April 2021. For the value to have increased from £400,000 to £478,015 over the two years and four months to December 2024, the following assumptions must hold true:

• The value of 12 REED CLOSE has moved in line with the HPI for detached houses in the Winchester local authority area.
• The April 2021 sale price of £400,000 represented a fair market value for the property.
• The size, condition, and specification of 12 REED CLOSE has not materially changed since April 2021.

How Large is 12 REED CLOSE?

12 REED CLOSE is 116m² according to the EPC inspection conducted in June 2016. This puts it in the smallest 40% of detached houses houses in Swanmore, based on EPC data. The below chart shows the distribution of detached houses houses by size in Swanmore, and where 12 REED CLOSE lies on this distribution: 30% of detached houses houses are smaller than 12 REED CLOSE, and 69% of houses are larger. Note that EPC data is not available for all properties in Swanmore.

12 REED CLOSE: Plot and Title Map

12 REED CLOSE sits on a plot of roughly 0.057 of an acre, or 231m². The below map shows the location of 12 REED CLOSE, 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 REED CLOSE). 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 REED CLOSE?

12 REED CLOSE is located in SWANMORE, in the SO32 postcode district. The below map shows the position of No. 12 on REED CLOSE.