22, SYLVAN WAY, REDHILL, RH1 4DE - £310,000

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 SYLVAN WAY is a very small extended semi-detached house of 78m², built sometime between 1930 and 1949, which could now be worth an estimated £515,534. It was last sold for £310,000 in October 2013, which was around 3% below the average October 2013 semi-detached price in the Reigate and Banstead local authority area. The most recent EPC inspection was June 2012, where the current energy rating was D, and the potential energy rating was B.

22 SYLVAN WAY Sold Prices

Land registry data shows four sales for 22 SYLVAN WAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average semi-detached price in the Reigate and Banstead local authority area for the corresponding sale date. All of the four 22 SYLVAN 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
2013 24 OCT	£310,000	£320,340	3% below HPI
2006 31 MAR	£249,950	£259,009	3% below HPI
1999 26 MAR	£100,000	£119,007	16% below HPI
1996 28 JUN	£73,000	£86,808	16% below HPI

22 SYLVAN 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 four 22 SYLVAN WAY sales between June 1996 and October 2013 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 2006 sale was for 3% below the HPI. So the extrapolation line tracks at 3% below the HPI over time, until the October 2013 sale, which was also at 3% below the HPI.

What might 22 SYLVAN WAY be worth now?

22 SYLVAN WAY might now be worth an estimated £515,534.

This is based on house price inflation of 66.3%, between October 2013 and December 2024, 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 66.3% inflationary increase is applied to the most recent sale price for 22 SYLVAN WAY of £310,000 on 24th October 2013. For the value to have increased from £310,000 to £515,534 over the ten years and ten months to December 2024, the following assumptions must hold true:

• The value of 22 SYLVAN WAY has moved in line with the HPI for semi-detached houses in the Reigate and Banstead local authority area.
• The October 2013 sale price of £310,000 represented a fair market value for the property.
• The size, condition, and specification of 22 SYLVAN WAY has not materially changed since October 2013.

How Large is 22 SYLVAN WAY?

22 SYLVAN WAY is 78m², which includes one extension, according to the EPC inspection conducted in June 2012. This puts it in the smallest 10% of semi-detached houses houses in Redhill, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Redhill, and where 22 SYLVAN WAY lies on this distribution: 7% of semi-detached houses houses are smaller than 22 SYLVAN WAY, and 93% of houses are larger. Note that EPC data is not available for all properties in Redhill.

22 SYLVAN WAY: Plot and Title Map

22 SYLVAN WAY sits on a plot of roughly 0.071 of an acre, or 288m². The below map shows the location of 22 SYLVAN 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 22 SYLVAN 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 22 SYLVAN WAY?

22 SYLVAN WAY is located in REDHILL, in the RH1 postcode district. The below map shows the position of No. 22 on SYLVAN WAY.