17, THE HORSE CLOSE, EMMER GREEN, READING, RG4 8TT - £334,215

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

17 THE HORSE CLOSE is a very small extended detached house of 96m², built sometime between 1950 and 1966. It was last sold for £334,215 in February 2012, which was around 16% below the average February 2012 detached price in the Reading local authority area. The most recent EPC inspection was October 2011, where the current energy rating was F, and the potential energy rating was D.

17 THE HORSE CLOSE Sold Prices

Land registry data shows two sales for 17 THE HORSE CLOSE 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 17 THE HORSE CLOSE 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
2012 3 FEB	£334,215	£396,035	16% below HPI
1995 23 NOV	£108,500	£117,600	8% below HPI

17 THE HORSE CLOSE 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 17 THE HORSE CLOSE sales from November 1995 and February 2012 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 1995 sale was for 8% below the HPI. So the extrapolation line tracks at 8% below the HPI over time, until the February 2012 sale, where it falls to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might 17 THE HORSE CLOSE be worth now?

17 THE HORSE CLOSE might now be worth an estimated £589,376.

This is based on house price inflation of 76.3%, between February 2012 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 76.3% inflationary increase is applied to the most recent sale price for 17 THE HORSE CLOSE of £334,215 on 3rd February 2012. For the value to have increased from £334,215 to £589,376 over the eleven years and two months to December 2024, the following assumptions must hold true:

• The value of 17 THE HORSE CLOSE has moved in line with the HPI for detached houses in the Reading local authority area.
• The February 2012 sale price of £334,215 represented a fair market value for the property.
• The size, condition, and specification of 17 THE HORSE CLOSE has not materially changed since February 2012.

How Large is 17 THE HORSE CLOSE?

17 THE HORSE CLOSE is 96m², which includes two extensions, according to the EPC inspection conducted in October 2011. This puts it in the smallest 20% 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 17 THE HORSE CLOSE lies on this distribution: 16% of detached houses houses are smaller than 17 THE HORSE CLOSE, and 84% of houses are larger. Note that EPC data is not available for all properties in Caversham.

17 THE HORSE CLOSE: Plot and Title Map

17 THE HORSE CLOSE sits on a plot of roughly 0.141 of an acre, or 572m². The below map shows the location of 17 THE HORSE CLOSE, 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 THE HORSE CLOSE). 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 THE HORSE CLOSE?

17 THE HORSE CLOSE is located in EMMER GREEN, in the RG4 postcode district. The below map shows the position of No. 17 on THE HORSE CLOSE.