3, THE CREST, LANGFORD CLOSE, EMMER GREEN, READING, RG4 8TE - £460,000

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 THE CREST is a very small detached house of 91m², built sometime between 1976 and 1982. It was last sold for £460,000 in May 2024, which was around 31% below the average May 2024 detached price in the Reading local authority area. The most recent EPC inspection was September 2023, where the current energy rating was D, and the potential energy rating was B.

3 THE CREST Sold Prices

Land registry data shows two sales for 3 THE CREST 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 3 THE CREST 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
2024 24 MAY	£460,000	£669,293	31% below HPI
1998 18 SEP	£130,000	£176,402	26% below HPI

3 THE CREST 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 3 THE CREST sales from September 1998 and May 2024 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 September 1998 sale was for 26% below the HPI. So the extrapolation line tracks at 26% below the HPI over time, until the May 2024 sale, where it falls to 31% below the HPI. The line then continues to track at 31% below the HPI.

What might 3 THE CREST be worth now?

3 THE CREST might now be worth an estimated £480,000.

This is based on house price inflation of 4.3%, between May 2024 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 4.3% inflationary increase is applied to the most recent sale price for 3 THE CREST of £460,000 on 24th May 2024. For the value to have increased from £460,000 to £480,000 over the five months to December 2024, the following assumptions must hold true:

• The value of 3 THE CREST has moved in line with the HPI for detached houses in the Reading local authority area.
• The May 2024 sale price of £460,000 represented a fair market value for the property.
• The size, condition, and specification of 3 THE CREST has not materially changed since May 2024.

How Large is 3 THE CREST?

3 THE CREST is 91m² according to the EPC inspection conducted in September 2023. 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 3 THE CREST lies on this distribution: 13% of detached houses houses are smaller than 3 THE CREST, and 87% of houses are larger. Note that EPC data is not available for all properties in Caversham.

3 THE CREST: Plot and Title Map

3 THE CREST sits on a plot of roughly 0.106 of an acre, or 429m². The below map shows the location of 3 THE CREST, 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 THE CREST). 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 THE CREST?

3 THE CREST is located on LANGFORD CLOSE in EMMER GREEN, in the RG4 postcode district. The below map shows the position of 3 THE CREST on LANGFORD CLOSE.