12, SEND ROAD, CAVERSHAM, READING, RG4 8EH - £198,500

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 SEND ROAD is a very small extended detached house of 80m², built sometime between 1950 and 1966. It was last sold for £198,500 in June 2009, which was around 43% below the average June 2009 detached price in the Reading local authority area. The most recent EPC inspection was June 2024, where the current energy rating was D, and the potential energy rating was B.

12 SEND ROAD Sold Prices

Land registry data shows two sales for 12 SEND ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Reading local authority area for the corresponding sale date. Both of the two 12 SEND ROAD 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
2009 1 JUN	£198,500	£347,581	43% below HPI
1999 1 DEC	£128,000	£219,583	42% below HPI

12 SEND ROAD 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 two 12 SEND ROAD sales from December 1999 and June 2009 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 December 1999 sale was for 42% below the HPI. So the extrapolation line tracks at 42% below the HPI over time, until the June 2009 sale, where it falls to 43% below the HPI. The line then continues to track at 43% below the HPI.

What might 12 SEND ROAD be worth now?

12 SEND ROAD might now be worth an estimated £398,845.

This is based on house price inflation of 100.9%, between June 2009 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 100.9% inflationary increase is applied to the most recent sale price for 12 SEND ROAD of £198,500 on 1st June 2009. For the value to have increased from £198,500 to £398,845 over the fourteen years and six months to December 2024, the following assumptions must hold true:

• The value of 12 SEND ROAD has moved in line with the HPI for detached houses in the Reading local authority area.
• The June 2009 sale price of £198,500 represented a fair market value for the property.
• The size, condition, and specification of 12 SEND ROAD has not materially changed since June 2009.

How Large is 12 SEND ROAD?

12 SEND ROAD is 80m², which includes one extension, according to the EPC inspection conducted in June 2024. 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 SEND ROAD lies on this distribution: 6% of detached houses houses are smaller than 12 SEND ROAD, and 94% of houses are larger. Note that EPC data is not available for all properties in Caversham.

12 SEND ROAD: Plot and Title Map

12 SEND ROAD sits on a plot of roughly 0.088 of an acre, or 356m². The below map shows the location of 12 SEND ROAD, 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 SEND ROAD). 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 SEND ROAD?

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