2, WOOD LANE, WOODCOTE, READING, RG8 0PU - £400,000

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

2 WOOD LANE is a very small extended detached house of 88m², built sometime between 1950 and 1966, which could now be worth an estimated £694,507. It was last sold for £400,000 in February 2012, which was around 12% below the average February 2012 detached price in the South Oxfordshire local authority area. The most recent EPC inspection was October 2011, where the current energy rating was C, and the potential energy rating was C.

2 WOOD LANE Sold Prices

Land registry data shows two sales for 2 WOOD LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the South Oxfordshire local authority area for the corresponding sale date. Both of the two 2 WOOD 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
2012 21 FEB	£400,000	£453,447	12% below HPI
2003 23 DEC	£279,950	£359,814	22% below HPI

2 WOOD LANE 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 two 2 WOOD LANE sales from December 2003 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 December 2003 sale was for 22% below the HPI. So the extrapolation line tracks at 22% below the HPI over time, until the February 2012 sale, where it rises to 12% below the HPI. The line then continues to track at 12% below the HPI.

What might 2 WOOD LANE be worth now?

2 WOOD LANE might now be worth an estimated £694,507.

This is based on house price inflation of 73.6%, between February 2012 and December 2024, 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 73.6% inflationary increase is applied to the most recent sale price for 2 WOOD LANE of £400,000 on 21st February 2012. For the value to have increased from £400,000 to £694,507 over the eleven years and two months to December 2024, the following assumptions must hold true:

• The value of 2 WOOD LANE has moved in line with the HPI for detached houses in the South Oxfordshire local authority area.
• The February 2012 sale price of £400,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WOOD LANE has not materially changed since February 2012.

How Large is 2 WOOD LANE?

2 WOOD LANE is 88m², which includes one extension, according to the EPC inspection conducted in October 2011. This puts it in the smallest 20% of detached houses houses in Woodcote, based on EPC data. The below chart shows the distribution of detached houses houses by size in Woodcote, and where 2 WOOD LANE lies on this distribution: 10% of detached houses houses are smaller than 2 WOOD LANE, and 90% of houses are larger. Note that EPC data is not available for all properties in Woodcote.

2 WOOD LANE: Plot and Title Map

2 WOOD LANE sits on a plot of roughly 0.199 of an acre, or 807m². The below map shows the location of 2 WOOD 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 2 WOOD 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 2 WOOD LANE?

2 WOOD LANE is located in WOODCOTE, in the RG8 postcode district. The below map shows the position of No. 2 on WOOD LANE.