16, THE BIRCHES, GORING, READING, RG8 9BW - £510,000

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

16 THE BIRCHES is a very small extended detached house of 67m², built sometime between 1976 and 1982, which could now be worth an estimated £556,294. It was last sold for £510,000 in May 2024, which was around 30% below the average May 2024 detached price in the South Oxfordshire local authority area. The most recent EPC inspection was January 2020, where the current energy rating was D, and the potential energy rating was B.

16 THE BIRCHES Sold Prices

Land registry data shows three sales for 16 THE BIRCHES since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the South Oxfordshire local authority area for the corresponding sale date. All of the three 16 THE BIRCHES 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
2024 31 MAY	£510,000	£723,492	30% below HPI
2009 20 NOV	£320,000	£418,485	24% below HPI
2000 31 MAR	£180,000	£229,364	22% below HPI

16 THE BIRCHES Price Paid vs. HPI Average

The below graph shows the average detached house price in the South Oxfordshire local authority area over time, sourced from the HPI. The three 16 THE BIRCHES sales between March 2000 and May 2024 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 November 2009 sale was for 24% below the HPI. So the extrapolation line tracks at 24% below the HPI over time, until the May 2024 sale, where it falls to 30% below the HPI. The line then continues to track at 30% below the HPI.

What might 16 THE BIRCHES be worth now?

16 THE BIRCHES might now be worth an estimated £556,294.

This is based on house price inflation of 9.1%, between May 2024 and February 2025, for detached houses, in the South Oxfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 9.1% inflationary increase is applied to the most recent sale price for 16 THE BIRCHES of £510,000 on 31st May 2024. For the value to have increased from £510,000 to £556,294 over the one year and three months to February 2025, the following assumptions must hold true:

• The value of 16 THE BIRCHES has moved in line with the HPI for detached houses in the South Oxfordshire local authority area.
• The May 2024 sale price of £510,000 represented a fair market value for the property.
• The size, condition, and specification of 16 THE BIRCHES has not materially changed since May 2024.

How Large is 16 THE BIRCHES?

16 THE BIRCHES is 67m², which includes two extensions, according to the EPC inspection conducted in January 2020. This puts it in the smallest 10% of detached houses houses in Goring, based on EPC data. The below chart shows the distribution of detached houses houses by size in Goring, and where 16 THE BIRCHES lies on this distribution: 2% of detached houses houses are smaller than 16 THE BIRCHES, and 98% of houses are larger. Note that EPC data is not available for all properties in Goring.

16 THE BIRCHES: Plot and Title Map

16 THE BIRCHES sits on a plot of roughly 0.043 of an acre, or 172m². The below map shows the location of 16 THE BIRCHES, 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 16 THE BIRCHES). 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 16 THE BIRCHES?

16 THE BIRCHES is located in GORING, in the RG8 postcode district. The below map shows the position of No. 16 on THE BIRCHES.