3, HAFOD, EMMER GREEN, READING, RG4 8LZ - £363,000

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

3 HAFOD is a small detached house of 118m², built sometime between 1991 and 1995. It was last sold for £363,000 in December 2009, which was around 2% below the average December 2009 detached price in the Reading local authority area. The most recent EPC inspection was October 2014, where the current energy rating was E, and the potential energy rating was B.

3 HAFOD Sold Prices

Land registry data shows four sales for 3 HAFOD since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Reading local authority area for the corresponding sale date. Most of the four 3 HAFOD 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
2009 11 DEC	£363,000	£369,513	2% below HPI
2003 2 MAY	£279,950	£345,353	19% below HPI
2001 30 MAR	£235,000	£258,503	9% below HPI
1997 27 JUN	£149,950	£136,517	10% above HPI

3 HAFOD 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 four 3 HAFOD sales between June 1997 and December 2009 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 2003 sale was for 19% below the HPI. So the extrapolation line tracks at 19% below the HPI over time, until the December 2009 sale, where it rises to 2% below the HPI. The line then continues to track at 2% below the HPI.

What might 3 HAFOD be worth now?

3 HAFOD might now be worth an estimated £686,083.

This is based on house price inflation of 89%, between December 2009 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 89% inflationary increase is applied to the most recent sale price for 3 HAFOD of £363,000 on 11th December 2009. For the value to have increased from £363,000 to £686,083 over the fifteen years to December 2024, the following assumptions must hold true:

• The value of 3 HAFOD has moved in line with the HPI for detached houses in the Reading local authority area.
• The December 2009 sale price of £363,000 represented a fair market value for the property.
• The size, condition, and specification of 3 HAFOD has not materially changed since December 2009.

How Large is 3 HAFOD?

3 HAFOD is 118m² according to the EPC inspection conducted in October 2014. This puts it in the smallest 40% 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 3 HAFOD lies on this distribution: 36% of detached houses houses are smaller than 3 HAFOD, and 63% of houses are larger. Note that EPC data is not available for all properties in Caversham.

3 HAFOD: Plot and Title Map

3 HAFOD sits on a plot of roughly 0.073 of an acre, or 294m². The below map shows the location of 3 HAFOD, 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 3 HAFOD). 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 3 HAFOD?

3 HAFOD is located in EMMER GREEN, in the RG4 postcode district. The below map shows the position of No. 3 on HAFOD.