172, BEECHAM ROAD, READING, RG30 2RE - £265,000

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

172 BEECHAM ROAD is a very small extended semi-detached house of 67m², built sometime before 1900, which could now be worth an estimated £300,036. It was last sold for £265,000 in August 2021, which was around 31% below the average August 2021 semi-detached price in the Reading local authority area. The most recent EPC inspection was July 2020, where the current energy rating was D, and the potential energy rating was B.

172 BEECHAM ROAD Sold Prices

Land registry data shows four sales for 172 BEECHAM ROAD since 1^st January 1995. The below table shows the price paid for the four sales, along with the average semi-detached price in the Reading local authority area for the corresponding sale date. All of the four 172 BEECHAM ROAD 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
2021 16 AUG	£265,000	£384,138	31% below HPI
2010 4 JUN	£181,000	£235,788	23% below HPI
2004 25 MAY	£149,950	£200,666	25% below HPI
1999 1 NOV	£91,000	£121,114	25% below HPI

172 BEECHAM ROAD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Reading local authority area over time, sourced from the HPI. The four 172 BEECHAM ROAD sales between November 1999 and August 2021 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 2010 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the August 2021 sale, where it falls to 31% below the HPI. The line then continues to track at 31% below the HPI.

What might 172 BEECHAM ROAD be worth now?

172 BEECHAM ROAD might now be worth an estimated £300,036.

This is based on house price inflation of 13.2%, between August 2021 and December 2024, for semi-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 13.2% inflationary increase is applied to the most recent sale price for 172 BEECHAM ROAD of £265,000 on 16th August 2021. For the value to have increased from £265,000 to £300,036 over the two years and eight months to December 2024, the following assumptions must hold true:

• The value of 172 BEECHAM ROAD has moved in line with the HPI for semi-detached houses in the Reading local authority area.
• The August 2021 sale price of £265,000 represented a fair market value for the property.
• The size, condition, and specification of 172 BEECHAM ROAD has not materially changed since August 2021.

How Large is 172 BEECHAM ROAD?

172 BEECHAM ROAD is 67m², which includes one extension, according to the EPC inspection conducted in July 2020. This puts it in the smallest 10% of semi-detached houses houses in Reading, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Reading, and where 172 BEECHAM ROAD lies on this distribution: 4% of semi-detached houses houses are smaller than 172 BEECHAM ROAD, and 95% of houses are larger. Note that EPC data is not available for all properties in Reading.

172 BEECHAM ROAD: Plot and Title Map

172 BEECHAM ROAD sits on a plot of roughly 0.027 of an acre, or 110m². The below map shows the location of 172 BEECHAM ROAD, 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 172 BEECHAM ROAD). 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 172 BEECHAM ROAD?

172 BEECHAM ROAD is located in READING, in the RG30 postcode district. The below map shows the position of No. 172 on BEECHAM ROAD.