17, BACK LANE, BEENHAM, READING, RG7 5NF - £385,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

17 BACK LANE is a very small extended semi-detached house of 80m², built sometime between 1950 and 1966. It was last sold for £385,000 in August 2014, which was around 16% below the average August 2014 detached price in the West Berkshire local authority area. The most recent EPC inspection was January 2012, where the current energy rating was C, and the potential energy rating was C.

17 BACK LANE Sold Prices

Land registry data shows five sales for 17 BACK LANE since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the West Berkshire local authority area for the corresponding sale date. All of the five 17 BACK LANE 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
2014 1 AUG	£385,000	£456,467	16% below HPI
2007 3 DEC	£270,000	£406,866	34% below HPI
2003 30 SEP	£227,000	£322,890	30% below HPI
2001 4 JUN	£189,000	£262,246	28% below HPI
1997 12 DEC	£96,000	£160,389	40% below HPI

17 BACK 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 five 17 BACK LANE sales between December 1997 and August 2014 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 2007 sale was for 34% below the HPI. So the extrapolation line tracks at 34% below the HPI over time, until the August 2014 sale, where it rises to 16% below the HPI. The line then continues to track at 16% below the HPI.

How Large is 17 BACK LANE?

17 BACK LANE is 80m², which includes one extension, according to the EPC inspection conducted in January 2012. This puts it in the smallest 20% of detached houses in Beenham, based on EPC data. The below chart shows the distribution of detached houses by size in Beenham, and where 17 BACK LANE lies on this distribution: 16% of detached houses are smaller than 17 BACK LANE, and 84% of houses are larger. Note that EPC data is not available for all properties in Beenham.

17 BACK LANE: Plot and Title Map

17 BACK LANE sits on a plot of roughly 0.136 of an acre, or 550m². The below map shows the location of 17 BACK 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 17 BACK 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 17 BACK LANE?

17 BACK LANE is located in BEENHAM, in the RG7 postcode district. The below map shows the position of No. 17 on BACK LANE.