12, SALMON CLOSE, SPENCERS WOOD, READING, RG7 1EG - £478,000

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 SALMON CLOSE is a small extended detached house of 118m², built sometime between 1967 and 1975, which could now be worth an estimated £558,166. It was last sold for £478,000 in December 2020, which was around 27% below the average December 2020 detached price in the Wokingham local authority area. The most recent EPC inspection was January 2016, where the current energy rating was C, and the potential energy rating was B.

12 SALMON CLOSE Sold Prices

Land registry data shows two sales for 12 SALMON 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 Wokingham local authority area for the corresponding sale date. Both of the two 12 SALMON 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
2020 1 DEC	£478,000	£659,135	27% below HPI
2016 1 AUG	£475,000	£635,082	25% below HPI

12 SALMON CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wokingham local authority area over time, sourced from the HPI. The two 12 SALMON CLOSE sales from August 2016 and December 2020 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 August 2016 sale was for 25% below the HPI. So the extrapolation line tracks at 25% below the HPI over time, until the December 2020 sale, where it falls to 27% below the HPI. The line then continues to track at 27% below the HPI.

What might 12 SALMON CLOSE be worth now?

12 SALMON CLOSE might now be worth an estimated £558,166.

This is based on house price inflation of 16.8%, between December 2020 and December 2024, for detached houses, in the Wokingham local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 16.8% inflationary increase is applied to the most recent sale price for 12 SALMON CLOSE of £478,000 on 1st December 2020. For the value to have increased from £478,000 to £558,166 over the four years to December 2024, the following assumptions must hold true:

• The value of 12 SALMON CLOSE has moved in line with the HPI for detached houses in the Wokingham local authority area.
• The December 2020 sale price of £478,000 represented a fair market value for the property.
• The size, condition, and specification of 12 SALMON CLOSE has not materially changed since December 2020.

How Large is 12 SALMON CLOSE?

12 SALMON CLOSE is 118m², which includes two extensions, according to the EPC inspection conducted in January 2016. This puts it in the smallest 40% of detached houses houses in Spencers Wood, based on EPC data. The below chart shows the distribution of detached houses houses by size in Spencers Wood, and where 12 SALMON CLOSE lies on this distribution: 35% of detached houses houses are smaller than 12 SALMON CLOSE, and 65% of houses are larger. Note that EPC data is not available for all properties in Spencers Wood.

12 SALMON CLOSE: Plot and Title Map

12 SALMON CLOSE sits on a plot of roughly 0.064 of an acre, or 257m². The below map shows the location of 12 SALMON 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 SALMON 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 SALMON CLOSE?

12 SALMON CLOSE is located in SPENCERS WOOD, in the RG7 postcode district. The below map shows the position of No. 12 on SALMON CLOSE.