34, EMBROOK WAY, CALCOT, READING, RG31 7BG - £467,500

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

34 EMBROOK WAY is a large extended detached house of 139m², built sometime between 1991 and 1995, which could now be worth an estimated £545,041. It was last sold for £467,500 in February 2021, which was around 23% below the average February 2021 detached price in the West Berkshire local authority area. The most recent EPC inspection was September 2024, where the current energy rating was A, and the potential energy rating was A.

34 EMBROOK WAY Sold Prices

Land registry data shows four sales for 34 EMBROOK WAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the West Berkshire local authority area for the corresponding sale date. All of the four 34 EMBROOK WAY 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
2021 9 FEB	£467,500	£603,231	23% below HPI
2013 28 NOV	£280,000	£448,278	38% below HPI
2009 16 DEC	£235,000	£384,376	39% below HPI
1999 2 JUL	£124,000	£196,743	37% below HPI

34 EMBROOK WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Berkshire local authority area over time, sourced from the HPI. The four 34 EMBROOK WAY sales between July 1999 and February 2021 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 November 2013 sale was for 38% below the HPI. So the extrapolation line tracks at 38% below the HPI over time, until the February 2021 sale, where it rises to 23% below the HPI. The line then continues to track at 23% below the HPI.

What might 34 EMBROOK WAY be worth now?

34 EMBROOK WAY might now be worth an estimated £545,041.

This is based on house price inflation of 16.6%, between February 2021 and February 2025, for detached houses, in the West Berkshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 16.6% inflationary increase is applied to the most recent sale price for 34 EMBROOK WAY of £467,500 on 9th February 2021. For the value to have increased from £467,500 to £545,041 over the four years to February 2025, the following assumptions must hold true:

• The value of 34 EMBROOK WAY has moved in line with the HPI for detached houses in the West Berkshire local authority area.
• The February 2021 sale price of £467,500 represented a fair market value for the property.
• The size, condition, and specification of 34 EMBROOK WAY has not materially changed since February 2021.

How Large is 34 EMBROOK WAY?

34 EMBROOK WAY is 139m², which includes one extension, according to the EPC inspection conducted in September 2024. This puts it in the largest 40% of detached houses houses in Reading, based on EPC data. The below chart shows the distribution of detached houses houses by size in Reading, and where 34 EMBROOK WAY lies on this distribution: 67% of detached houses houses are smaller than 34 EMBROOK WAY, and 33% of houses are larger. Note that EPC data is not available for all properties in Reading.

34 EMBROOK WAY: Plot and Title Map

34 EMBROOK WAY sits on a plot of roughly 0.064 of an acre, or 259m². The below map shows the location of 34 EMBROOK WAY, 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 34 EMBROOK WAY). 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 34 EMBROOK WAY?

34 EMBROOK WAY is located in CALCOT, in the RG31 postcode district. The below map shows the position of No. 34 on EMBROOK WAY.