21, BLAENANT, EMMER GREEN, READING, RG4 8PH - £365,000

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

21 BLAENANT is a very small semi-detached house of 68m², built sometime between 1996 and 2002. It was last sold for £365,000 in June 2021, which was around 3% below the average June 2021 semi-detached price in the Reading local authority area. The most recent EPC inspection was June 2011, where the current energy rating was D, and the potential energy rating was C.

21 BLAENANT Sold Prices

Land registry data shows five sales for 21 BLAENANT since 1^st January 1995. The below table shows the price paid for the five sales, along with the average semi-detached price in the Reading local authority area for the corresponding sale date. Most of the five 21 BLAENANT 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 25 JUN	£365,000	£374,837	3% below HPI
2020 31 MAR	£318,681	£360,164	12% below HPI
2012 26 MAR	£230,000	£240,529	4% below HPI
2002 16 MAY	£185,000	£173,373	7% above HPI
1998 21 DEC	£115,000	£102,238	12% above HPI

21 BLAENANT 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 five 21 BLAENANT sales between December 1998 and June 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 March 2020 sale was for 12% below the HPI. So the extrapolation line tracks at 12% below the HPI over time, until the June 2021 sale, where it rises to 3% below the HPI. The line then continues to track at 3% below the HPI.

What might 21 BLAENANT be worth now?

21 BLAENANT might now be worth an estimated £423,512.

This is based on house price inflation of 16%, between June 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 16% inflationary increase is applied to the most recent sale price for 21 BLAENANT of £365,000 on 25th June 2021. For the value to have increased from £365,000 to £423,512 over the two years and six months to December 2024, the following assumptions must hold true:

• The value of 21 BLAENANT has moved in line with the HPI for semi-detached houses in the Reading local authority area.
• The June 2021 sale price of £365,000 represented a fair market value for the property.
• The size, condition, and specification of 21 BLAENANT has not materially changed since June 2021.

How Large is 21 BLAENANT?

21 BLAENANT is 68m² according to the EPC inspection conducted in June 2011. This puts it in the smallest 10% of semi-detached houses houses in Caversham, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Caversham, and where 21 BLAENANT lies on this distribution: 2% of semi-detached houses houses are smaller than 21 BLAENANT, and 98% of houses are larger. Note that EPC data is not available for all properties in Caversham.

21 BLAENANT: Plot and Title Map

21 BLAENANT sits on a plot of roughly 0.047 of an acre, or 192m². The below map shows the location of 21 BLAENANT, 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 21 BLAENANT). 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 21 BLAENANT?

21 BLAENANT is located in EMMER GREEN, in the RG4 postcode district. The below map shows the position of No. 21 on BLAENANT.