18, WAGTAIL CLOSE, TWYFORD, READING, RG10 9ED - £295,000

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

18 WAGTAIL CLOSE is a small detached house of 93m², built sometime between 1967 and 1975, which could now be worth an estimated £624,400. It was last sold for £295,000 in December 2005, which was around 20% below the average December 2005 detached price in the Wokingham local authority area. The most recent EPC inspection was January 2014, where the current energy rating was E, and the potential energy rating was B.

18 WAGTAIL CLOSE Sold Prices

Land registry data shows three sales for 18 WAGTAIL CLOSE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Wokingham local authority area for the corresponding sale date. All of the three 18 WAGTAIL 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
2005 14 DEC	£295,000	£366,981	20% below HPI
2003 8 JUL	£286,000	£342,014	16% below HPI
2001 5 OCT	£222,500	£298,367	25% below HPI

18 WAGTAIL CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wokingham local authority area over time, sourced from the HPI. The three 18 WAGTAIL CLOSE sales between October 2001 and December 2005 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 July 2003 sale was for 16% below the HPI. So the extrapolation line tracks at 16% below the HPI over time, until the December 2005 sale, where it falls to 20% below the HPI. The line then continues to track at 20% below the HPI.

What might 18 WAGTAIL CLOSE be worth now?

18 WAGTAIL CLOSE might now be worth an estimated £624,400.

This is based on house price inflation of 111.7%, between December 2005 and February 2025, for detached houses, in the Wokingham local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 111.7% inflationary increase is applied to the most recent sale price for 18 WAGTAIL CLOSE of £295,000 on 14th December 2005. For the value to have increased from £295,000 to £624,400 over the twenty years and ten months to February 2025, the following assumptions must hold true:

• The value of 18 WAGTAIL CLOSE has moved in line with the HPI for detached houses in the Wokingham local authority area.
• The December 2005 sale price of £295,000 represented a fair market value for the property.
• The size, condition, and specification of 18 WAGTAIL CLOSE has not materially changed since December 2005.

How Large is 18 WAGTAIL CLOSE?

18 WAGTAIL CLOSE is 93m² according to the EPC inspection conducted in January 2014. This puts it in the smallest 30% of detached houses houses in Twyford, based on EPC data. The below chart shows the distribution of detached houses houses by size in Twyford, and where 18 WAGTAIL CLOSE lies on this distribution: 23% of detached houses houses are smaller than 18 WAGTAIL CLOSE, and 77% of houses are larger. Note that EPC data is not available for all properties in Twyford.

18 WAGTAIL CLOSE: Plot and Title Map

18 WAGTAIL CLOSE sits on a plot of roughly 0.083 of an acre, or 335m². The below map shows the location of 18 WAGTAIL 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 18 WAGTAIL 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 18 WAGTAIL CLOSE?

18 WAGTAIL CLOSE is located in TWYFORD, in the RG10 postcode district. The below map shows the position of No. 18 on WAGTAIL CLOSE.