22, HIGHDOWN HILL ROAD, EMMER GREEN, READING, RG4 8QP - £625,000

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

22 HIGHDOWN HILL ROAD is a small extended semi-detached house of 120m², built sometime between 1930 and 1949, which could now be worth an estimated £747,029. It was last sold for £625,000 in October 2019, which was around 72% above the average October 2019 semi-detached price in the Reading local authority area. The most recent EPC inspection was April 2010, where the current energy rating was D, and the potential energy rating was D.

22 HIGHDOWN HILL ROAD Sold Prices

Land registry data shows two sales for 22 HIGHDOWN HILL ROAD 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 Reading local authority area for the corresponding sale date. Both of the two 22 HIGHDOWN HILL ROAD sales were for above 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
2019 17 OCT	£625,000	£363,880	72% above HPI
2010 14 OCT	£385,000	£238,510	61% above HPI

22 HIGHDOWN HILL 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 two 22 HIGHDOWN HILL ROAD sales from October 2010 and October 2019 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 October 2010 sale was for 61% above the HPI. So the extrapolation line tracks at 61% above the HPI over time, until the October 2019 sale, where it rises to 72% above the HPI. The line then continues to track at 72% above the HPI.

What might 22 HIGHDOWN HILL ROAD be worth now?

22 HIGHDOWN HILL ROAD might now be worth an estimated £747,029.

This is based on house price inflation of 19.5%, between October 2019 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 19.5% inflationary increase is applied to the most recent sale price for 22 HIGHDOWN HILL ROAD of £625,000 on 17th October 2019. For the value to have increased from £625,000 to £747,029 over the four years and ten months to December 2024, the following assumptions must hold true:

• The value of 22 HIGHDOWN HILL ROAD has moved in line with the HPI for semi-detached houses in the Reading local authority area.
• The October 2019 sale price of £625,000 represented a fair market value for the property.
• The size, condition, and specification of 22 HIGHDOWN HILL ROAD has not materially changed since October 2019.

How Large is 22 HIGHDOWN HILL ROAD?

22 HIGHDOWN HILL ROAD is 120m², which includes two extensions, according to the EPC inspection conducted in April 2010. This puts it in the smallest 40% 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 22 HIGHDOWN HILL ROAD lies on this distribution: 38% of semi-detached houses houses are smaller than 22 HIGHDOWN HILL ROAD, and 62% of houses are larger. Note that EPC data is not available for all properties in Caversham.

22 HIGHDOWN HILL ROAD: Plot and Title Map

22 HIGHDOWN HILL ROAD sits on a plot of roughly 0.184 of an acre, or 746m². The below map shows the location of 22 HIGHDOWN HILL 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 22 HIGHDOWN HILL 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 22 HIGHDOWN HILL ROAD?

22 HIGHDOWN HILL ROAD is located in EMMER GREEN, in the RG4 postcode district. The below map shows the position of No. 22 on HIGHDOWN HILL ROAD.