20, MEADOW WAY, HORLEY, RH6 9JA - £275,000

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

20 MEADOW WAY is a very small semi-detached house of 89m², which could now be worth an estimated £475,245. It was last sold for £275,000 in September 2012, which was around 10% below the average September 2012 semi-detached price in the Reigate and Banstead local authority area. The most recent EPC inspection was December 2009, where the current energy rating was B, and the potential energy rating was B.

20 MEADOW WAY Sold Prices

Land registry data shows two sales for 20 MEADOW WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Reigate and Banstead local authority area for the corresponding sale date. Both of the two 20 MEADOW WAY 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 18 SEP	£275,000	£306,040	10% below HPI
2009 18 DEC	£262,500	£279,411	6% below HPI

20 MEADOW WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Reigate and Banstead local authority area over time, sourced from the HPI. The two 20 MEADOW WAY sales from December 2009 and September 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 2009 sale was for 6% below the HPI. So the extrapolation line tracks at 6% below the HPI over time, until the September 2012 sale, where it falls to 10% below the HPI. The line then continues to track at 10% below the HPI.

What might 20 MEADOW WAY be worth now?

20 MEADOW WAY might now be worth an estimated £475,245.

This is based on house price inflation of 72.8%, between September 2012 and February 2025, for semi-detached houses, in the Reigate and Banstead local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 72.8% inflationary increase is applied to the most recent sale price for 20 MEADOW WAY of £275,000 on 18th September 2012. For the value to have increased from £275,000 to £475,245 over the thirteen years and seven months to February 2025, the following assumptions must hold true:

• The value of 20 MEADOW WAY has moved in line with the HPI for semi-detached houses in the Reigate and Banstead local authority area.
• The September 2012 sale price of £275,000 represented a fair market value for the property.
• The size, condition, and specification of 20 MEADOW WAY has not materially changed since September 2012.

How Large is 20 MEADOW WAY?

20 MEADOW WAY is 89m² according to the EPC inspection conducted in December 2009. This puts it in the smallest 20% of semi-detached houses houses in Horley, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Horley, and where 20 MEADOW WAY lies on this distribution: 13% of semi-detached houses houses are smaller than 20 MEADOW WAY, and 87% of houses are larger. Note that EPC data is not available for all properties in Horley.

20 MEADOW WAY: Plot and Title Map

20 MEADOW WAY sits on a plot of roughly 0.049 of an acre, or 198m². The below map shows the location of 20 MEADOW WAY, 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 20 MEADOW WAY). 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 20 MEADOW WAY?

20 MEADOW WAY is located in HORLEY, in the RH6 postcode district. The below map shows the position of No. 20 on MEADOW WAY.