31, HAM ISLAND, OLD WINDSOR, WINDSOR, SL4 2JY - £495,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

31 HAM ISLAND is a very large detached house of 268m², built sometime between 1976 and 1982. It was last sold for £495,000 in January 2002, which was around 26% above the average January 2002 detached price in the Windsor and Maidenhead local authority area. The most recent EPC inspection was November 2022, where the current energy rating was D, and the potential energy rating was B.

31 HAM ISLAND Sold Prices

Land registry data shows two sales for 31 HAM ISLAND since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Windsor and Maidenhead local authority area for the corresponding sale date. One of the two 31 HAM ISLAND sales was for above the average price, whilst the other was 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
2002 22 JAN	£495,000	£393,370	26% above HPI
1999 27 JAN	£96,000	£259,506	63% below HPI

31 HAM ISLAND Price Paid vs. HPI Average

The below graph shows the average detached house price in the Windsor and Maidenhead local authority area over time, sourced from the HPI. The two 31 HAM ISLAND sales from January 1999 and January 2002 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 January 1999 sale was for 63% below the HPI. So the extrapolation line tracks at 63% below the HPI over time, until the January 2002 sale, where it rises to 26% above the HPI. The line then continues to track at 26% above the HPI.

How Large is 31 HAM ISLAND?

31 HAM ISLAND is 268m² according to the EPC inspection conducted in November 2022. This puts it in the largest 10% of detached houses in Wraysbury, based on EPC data. The below chart shows the distribution of detached houses by size in Wraysbury, and where 31 HAM ISLAND lies on this distribution: 92% of detached houses are smaller than 31 HAM ISLAND, and 8% of houses are larger. Note that EPC data is not available for all properties in Wraysbury.

31 HAM ISLAND: Plot and Title Map

31 HAM ISLAND sits on a plot of roughly 0.175 of an acre, or 708m². The below map shows the location of 31 HAM ISLAND, 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 31 HAM ISLAND). 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 31 HAM ISLAND?

31 HAM ISLAND is located in OLD WINDSOR, in the SL4 postcode district. The below map shows the position of No. 31 on HAM ISLAND.