2A, SHEEP WALK, EMMER GREEN, READING, RG4 8NE - £960,000

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

2A SHEEP WALK is a very large extended detached house of 294m², built sometime between 1950 and 1966. It was last sold for £960,000 in October 2023, which was around 35% above the average October 2023 detached price in the Reading local authority area. The most recent EPC inspection was May 2023, where the current energy rating was D, and the potential energy rating was C.

2A SHEEP WALK Sold Prices

Land registry data shows two sales for 2A SHEEP WALK since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Reading local authority area for the corresponding sale date. Both of the two 2A SHEEP WALK 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
2023 5 OCT	£960,000	£712,161	35% above HPI
2004 14 JUN	£472,500	£338,424	40% above HPI

2A SHEEP WALK 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 two 2A SHEEP WALK sales from June 2004 and October 2023 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 June 2004 sale was for 40% above the HPI. So the extrapolation line tracks at 40% above the HPI over time, until the October 2023 sale, where it falls to 35% above the HPI. The line then continues to track at 35% above the HPI.

What might 2A SHEEP WALK be worth now?

2A SHEEP WALK might now be worth an estimated £941,441.

This is based on house price deflation of 1.9%, between October 2023 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 1.9% deflationary decrease is applied to the most recent sale price for 2A SHEEP WALK of £960,000 on 5th October 2023. For the value to have decreased from £960,000 to £941,441 over the ten months to December 2024, the following assumptions must hold true:

• The value of 2A SHEEP WALK has moved in line with the HPI for detached houses in the Reading local authority area.
• The October 2023 sale price of £960,000 represented a fair market value for the property.
• The size, condition, and specification of 2A SHEEP WALK has not materially changed since October 2023.

How Large is 2A SHEEP WALK?

2A SHEEP WALK is 294m², which includes two extensions, according to the EPC inspection conducted in May 2023. This puts it in the largest 10% 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 2A SHEEP WALK lies on this distribution: 97% of detached houses houses are smaller than 2A SHEEP WALK, and 3% of houses are larger. Note that EPC data is not available for all properties in Caversham.

2A SHEEP WALK: Plot and Title Map

2A SHEEP WALK sits on a plot of roughly 0.194 of an acre, or 784m². The below map shows the location of 2A SHEEP WALK, 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 2A SHEEP WALK). 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 2A SHEEP WALK?

2A SHEEP WALK is located in EMMER GREEN, in the RG4 postcode district. The below map shows the position of No. 2A on SHEEP WALK.