12, WATER LANE, GREENHAM, THATCHAM, RG19 8SS - £495,000

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 WATER LANE is a midsized detached house of 166m², built sometime between 1996 and 2002, which could now be worth an estimated £776,585. It was last sold for £495,000 in November 2013, which was around 10% above the average November 2013 detached price in the West Berkshire local authority area. The most recent EPC inspection was June 2013, where the current energy rating was D, and the potential energy rating was C.

12 WATER LANE Sold Prices

Land registry data shows two sales for 12 WATER LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the West Berkshire local authority area for the corresponding sale date. Both of the two 12 WATER LANE 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
2013 28 NOV	£495,000	£448,278	10% above HPI
2000 31 OCT	£335,995	£258,002	30% above HPI

12 WATER LANE Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Berkshire local authority area over time, sourced from the HPI. The two 12 WATER LANE sales from October 2000 and November 2013 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 October 2000 sale was for 30% above the HPI. So the extrapolation line tracks at 30% above the HPI over time, until the November 2013 sale, where it falls to 10% above the HPI. The line then continues to track at 10% above the HPI.

What might 12 WATER LANE be worth now?

12 WATER LANE might now be worth an estimated £776,585.

This is based on house price inflation of 56.9%, between November 2013 and February 2025, for detached houses, in the West Berkshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 56.9% inflationary increase is applied to the most recent sale price for 12 WATER LANE of £495,000 on 28th November 2013. For the value to have increased from £495,000 to £776,585 over the twelve years and nine months to February 2025, the following assumptions must hold true:

• The value of 12 WATER LANE has moved in line with the HPI for detached houses in the West Berkshire local authority area.
• The November 2013 sale price of £495,000 represented a fair market value for the property.
• The size, condition, and specification of 12 WATER LANE has not materially changed since November 2013.

How Large is 12 WATER LANE?

12 WATER LANE is 166m² according to the EPC inspection conducted in June 2013. This puts it in the smallest 50% of detached houses houses in Greenham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Greenham, and where 12 WATER LANE lies on this distribution: 45% of detached houses houses are smaller than 12 WATER LANE, and 55% of houses are larger. Note that EPC data is not available for all properties in Greenham.

12 WATER LANE: Plot and Title Map

12 WATER LANE sits on a plot of roughly 0.145 of an acre, or 586m². The below map shows the location of 12 WATER LANE, 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 WATER LANE). 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 WATER LANE?

12 WATER LANE is located in GREENHAM, in the RG19 postcode district. The below map shows the position of No. 12 on WATER LANE.