3, WOODPECKERS, READING ROAD, WOODCOTE, READING, RG8 0QY - £495,000

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 WOODPECKERS is a very small detached house of 94m², built sometime from 2007 onwards, which could now be worth an estimated £606,355. It was last sold for £495,000 in November 2018, which was around 23% below the average November 2018 detached price in the South Oxfordshire local authority area. The most recent EPC inspection was November 2010, where the current energy rating was C, and the potential energy rating was B.

3 WOODPECKERS Sold Prices

Land registry data shows four sales for 3 WOODPECKERS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the South Oxfordshire local authority area for the corresponding sale date. Two of the four 3 WOODPECKERS sales were for below the average price, whilst one was 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
2018 9 NOV	£495,000	£642,719	23% below HPI
2010 17 DEC	£350,000	£472,973	26% below HPI
2009 19 AUG	£415,000	£414,461	Close to HPI
2000 3 FEB	£268,000	£233,316	15% above HPI

3 WOODPECKERS Price Paid vs. HPI Average

The below graph shows the average detached house price in the South Oxfordshire local authority area over time, sourced from the HPI. The four 3 WOODPECKERS sales between February 2000 and November 2018 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 December 2010 sale was for 26% below the HPI. So the extrapolation line tracks at 26% below the HPI over time, until the November 2018 sale, where it rises to 23% below the HPI. The line then continues to track at 23% below the HPI.

What might 3 WOODPECKERS be worth now?

3 WOODPECKERS might now be worth an estimated £606,355.

This is based on house price inflation of 22.5%, between November 2018 and December 2024, for detached houses, in the South Oxfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 22.5% inflationary increase is applied to the most recent sale price for 3 WOODPECKERS of £495,000 on 9th November 2018. For the value to have increased from £495,000 to £606,355 over the five years and eleven months to December 2024, the following assumptions must hold true:

• The value of 3 WOODPECKERS has moved in line with the HPI for detached houses in the South Oxfordshire local authority area.
• The November 2018 sale price of £495,000 represented a fair market value for the property.
• The size, condition, and specification of 3 WOODPECKERS has not materially changed since November 2018.

How Large is 3 WOODPECKERS?

3 WOODPECKERS is 94m² according to the EPC inspection conducted in November 2010. This puts it in the smallest 20% of detached houses houses in Woodcote, based on EPC data. The below chart shows the distribution of detached houses houses by size in Woodcote, and where 3 WOODPECKERS lies on this distribution: 17% of detached houses houses are smaller than 3 WOODPECKERS, and 83% of houses are larger. Note that EPC data is not available for all properties in Woodcote.

3 WOODPECKERS: Plot and Title Map

3 WOODPECKERS sits on a plot of roughly 0.074 of an acre, or 301m². The below map shows the location of 3 WOODPECKERS, 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 WOODPECKERS). 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 WOODPECKERS?

3 WOODPECKERS is located on READING ROAD in WOODCOTE, in the RG8 postcode district. The below map shows the position of 3 WOODPECKERS on READING ROAD.