22, WOODS ROAD, CAVERSHAM, READING, RG4 6NA - £755,000

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 WOODS ROAD is a very small detached house of 90m², built sometime between 1996 and 2002, which could now be worth an estimated £880,186. It was last sold for £755,000 in April 2020, which was around 26% above the average April 2020 detached price in the Reading local authority area. The most recent EPC inspection was February 2011, where the current energy rating was D, and the potential energy rating was C.

22 WOODS ROAD Sold Prices

Land registry data shows five sales for 22 WOODS 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 Reading local authority area for the corresponding sale date. Most of the five 22 WOODS 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
2020 22 APR	£755,000	£599,063	26% above HPI
2011 26 MAY	£495,000	£393,745	26% above HPI
2005 31 OCT	£450,000	£349,671	29% above HPI
2004 12 MAR	£245,000	£331,615	26% below HPI
2002 11 JUL	£220,000	£319,753	31% below HPI

22 WOODS ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Reading local authority area over time, sourced from the HPI. The five 22 WOODS ROAD sales between July 2002 and April 2020 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 2011 sale was for 26% above the HPI. So the extrapolation line tracks at 26% above the HPI over time, until the April 2020 sale, which was also at 26% above the HPI.

What might 22 WOODS ROAD be worth now?

22 WOODS ROAD might now be worth an estimated £880,186.

This is based on house price inflation of 16.6%, between April 2020 and December 2024, for 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 16.6% inflationary increase is applied to the most recent sale price for 22 WOODS ROAD of £755,000 on 22nd April 2020. For the value to have increased from £755,000 to £880,186 over the three years and four months to December 2024, the following assumptions must hold true:

• The value of 22 WOODS ROAD has moved in line with the HPI for detached houses in the Reading local authority area.
• The April 2020 sale price of £755,000 represented a fair market value for the property.
• The size, condition, and specification of 22 WOODS ROAD has not materially changed since April 2020.

How Large is 22 WOODS ROAD?

22 WOODS ROAD is 90m² according to the EPC inspection conducted in February 2011. This puts it in the smallest 20% of detached houses houses in Caversham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Caversham, and where 22 WOODS ROAD lies on this distribution: 12% of detached houses houses are smaller than 22 WOODS ROAD, and 88% of houses are larger. Note that EPC data is not available for all properties in Caversham.

22 WOODS ROAD: Plot and Title Map

22 WOODS ROAD sits on a plot of roughly 0.187 of an acre, or 757m². The below map shows the location of 22 WOODS 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 WOODS 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 WOODS ROAD?

22 WOODS ROAD is located in CAVERSHAM, in the RG4 postcode district. The below map shows the position of No. 22 on WOODS ROAD.