22, TORCROSS GROVE, CALCOT, READING, RG31 7AT - £199,950

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 TORCROSS GROVE is a very small semi-detached house of 58m², built sometime between 1983 and 1990, which could now be worth an estimated £320,610. It was last sold for £199,950 in October 2013, which was around 21% below the average October 2013 semi-detached price in the West Berkshire local authority area. The most recent EPC inspection was July 2013, where the current energy rating was C, and the potential energy rating was B.

22 TORCROSS GROVE Sold Prices

Land registry data shows four sales for 22 TORCROSS GROVE 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 West Berkshire local authority area for the corresponding sale date. All of the four 22 TORCROSS GROVE 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 18 OCT	£199,950	£252,924	21% below HPI
2005 27 MAY	£170,000	£204,972	17% below HPI
2002 6 FEB	£125,000	£153,141	18% below HPI
1997 17 OCT	£80,950	£88,020	8% below HPI

22 TORCROSS GROVE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the West Berkshire local authority area over time, sourced from the HPI. The four 22 TORCROSS GROVE sales between October 1997 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 May 2005 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the October 2013 sale, where it falls to 21% below the HPI. The line then continues to track at 21% below the HPI.

What might 22 TORCROSS GROVE be worth now?

22 TORCROSS GROVE might now be worth an estimated £320,610.

This is based on house price inflation of 60.3%, between October 2013 and December 2024, for semi-detached houses, in the West Berkshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 60.3% inflationary increase is applied to the most recent sale price for 22 TORCROSS GROVE of £199,950 on 18th October 2013. For the value to have increased from £199,950 to £320,610 over the ten years and ten months to December 2024, the following assumptions must hold true:

• The value of 22 TORCROSS GROVE has moved in line with the HPI for semi-detached houses in the West Berkshire local authority area.
• The October 2013 sale price of £199,950 represented a fair market value for the property.
• The size, condition, and specification of 22 TORCROSS GROVE has not materially changed since October 2013.

How Large is 22 TORCROSS GROVE?

22 TORCROSS GROVE is 58m² according to the EPC inspection conducted in July 2013. This puts it in the smallest 10% of semi-detached houses houses in Reading, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Reading, and where 22 TORCROSS GROVE lies on this distribution: 2% of semi-detached houses houses are smaller than 22 TORCROSS GROVE, and 98% of houses are larger. Note that EPC data is not available for all properties in Reading.

22 TORCROSS GROVE: Plot and Title Map

22 TORCROSS GROVE sits on a plot of roughly 0.047 of an acre, or 191m². The below map shows the location of 22 TORCROSS GROVE, 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 TORCROSS GROVE). 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 TORCROSS GROVE?

22 TORCROSS GROVE is located in CALCOT, in the RG31 postcode district. The below map shows the position of No. 22 on TORCROSS GROVE.