22, HORSESHOE ROAD, PANGBOURNE, READING, RG8 7JQ - £790,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

22 HORSESHOE ROAD is a small extended semi-detached house of 135m², built sometime between 1900 and 1929. It was last sold for £790,000 in April 2024, which was around 19% above the average April 2024 detached price in the West Berkshire local authority area. The most recent EPC inspection was October 2023, where the current energy rating was D, and the potential energy rating was C.

22 HORSESHOE ROAD Sold Prices

Land registry data shows five sales for 22 HORSESHOE ROAD since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the West Berkshire local authority area for the corresponding sale date. The five 22 HORSESHOE ROAD sales were a mix of above the average price, roughly equal to the average price, and 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
2024 25 APR	£790,000	£661,661	19% above HPI
2021 30 MAR	£595,000	£597,293	Close to HPI
2011 19 JAN	£335,000	£419,037	20% below HPI
2000 9 AUG	£232,000	£254,868	9% below HPI
1996 17 JUL	£103,000	£138,121	25% below HPI

22 HORSESHOE ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Berkshire local authority area over time, sourced from the HPI. The five 22 HORSESHOE ROAD sales between July 1996 and April 2024 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 2021 sale roughly matched the HPI. So the extrapolation line tracks roughly in line with the HPI over time, until the April 2024 sale, where it rises to 19% above the HPI. The line then continues to track at 19% above the HPI.

How Large is 22 HORSESHOE ROAD?

22 HORSESHOE ROAD is 135m², which includes one extension, according to the EPC inspection conducted in October 2023. This puts it in the smallest 30% of detached houses in Pangbourne, based on EPC data. The below chart shows the distribution of detached houses by size in Pangbourne, and where 22 HORSESHOE ROAD lies on this distribution: 26% of detached houses are smaller than 22 HORSESHOE ROAD, and 74% of houses are larger. Note that EPC data is not available for all properties in Pangbourne.

22 HORSESHOE ROAD: Plot and Title Map

22 HORSESHOE ROAD sits on a plot of roughly 0.063 of an acre, or 256m². The below map shows the location of 22 HORSESHOE 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 HORSESHOE 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 HORSESHOE ROAD?

22 HORSESHOE ROAD is located in PANGBOURNE, in the RG8 postcode district. The below map shows the position of No. 22 on HORSESHOE ROAD.