13, INHAMS WAY, SILCHESTER, READING, RG7 2QA - £455,000

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

13 INHAMS WAY is a very small extended detached house of 100m², built sometime between 1950 and 1966, which could now be worth an estimated £524,765. It was last sold for £455,000 in December 2020, which was around 18% below the average December 2020 detached price in the Basingstoke and Deane local authority area. The most recent EPC inspection was June 2019, where the current energy rating was D, and the potential energy rating was B.

13 INHAMS WAY Sold Prices

Land registry data shows two sales for 13 INHAMS WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Basingstoke and Deane local authority area for the corresponding sale date. Both of the two 13 INHAMS WAY 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 15 DEC	£455,000	£555,017	18% below HPI
2004 18 JUN	£285,000	£313,018	9% below HPI

13 INHAMS WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Basingstoke and Deane local authority area over time, sourced from the HPI. The two 13 INHAMS WAY sales from June 2004 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 June 2004 sale was for 9% below the HPI. So the extrapolation line tracks at 9% below the HPI over time, until the December 2020 sale, where it falls to 18% below the HPI. The line then continues to track at 18% below the HPI.

What might 13 INHAMS WAY be worth now?

13 INHAMS WAY might now be worth an estimated £524,765.

This is based on house price inflation of 15.3%, between December 2020 and February 2025, for detached houses, in the Basingstoke and Deane local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 15.3% inflationary increase is applied to the most recent sale price for 13 INHAMS WAY of £455,000 on 15th December 2020. For the value to have increased from £455,000 to £524,765 over the five years and ten months to February 2025, the following assumptions must hold true:

• The value of 13 INHAMS WAY has moved in line with the HPI for detached houses in the Basingstoke and Deane local authority area.
• The December 2020 sale price of £455,000 represented a fair market value for the property.
• The size, condition, and specification of 13 INHAMS WAY has not materially changed since December 2020.

How Large is 13 INHAMS WAY?

13 INHAMS WAY is 100m², which includes two extensions, according to the EPC inspection conducted in June 2019. This puts it in the smallest 20% of detached houses houses in Silchester, based on EPC data. The below chart shows the distribution of detached houses houses by size in Silchester, and where 13 INHAMS WAY lies on this distribution: 11% of detached houses houses are smaller than 13 INHAMS WAY, and 89% of houses are larger. Note that EPC data is not available for all properties in Silchester.

13 INHAMS WAY: Plot and Title Map

13 INHAMS WAY sits on a plot of roughly 0.229 of an acre, or 927m². The below map shows the location of 13 INHAMS WAY, 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 13 INHAMS WAY). 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 13 INHAMS WAY?

13 INHAMS WAY is located in SILCHESTER, in the RG7 postcode district. The below map shows the position of No. 13 on INHAMS WAY.