41, HORSECROFT WAY, TILEHURST, READING, RG31 6XW - £377,500

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

41 HORSECROFT WAY is a very small semi-detached house of 88m², built sometime from 2007 onwards, which could now be worth an estimated £454,948. It was last sold for £377,500 in August 2017, which was around 12% above the average August 2017 semi-detached price in the West Berkshire local authority area. The most recent EPC inspection was November 2016, where the current energy rating was C, and the potential energy rating was B.

41 HORSECROFT WAY Sold Prices

Land registry data shows two sales for 41 HORSECROFT WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the West Berkshire local authority area for the corresponding sale date. Both of the two 41 HORSECROFT WAY sales were 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
2017 31 AUG	£377,500	£336,512	12% above HPI
2008 27 MAR	£285,000	£233,732	22% above HPI

41 HORSECROFT WAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the West Berkshire local authority area over time, sourced from the HPI. The two 41 HORSECROFT WAY sales from March 2008 and August 2017 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 March 2008 sale was for 22% above the HPI. So the extrapolation line tracks at 22% above the HPI over time, until the August 2017 sale, where it falls to 12% above the HPI. The line then continues to track at 12% above the HPI.

What might 41 HORSECROFT WAY be worth now?

41 HORSECROFT WAY might now be worth an estimated £454,948.

This is based on house price inflation of 20.5%, between August 2017 and December 2024, for semi-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 20.5% inflationary increase is applied to the most recent sale price for 41 HORSECROFT WAY of £377,500 on 31st August 2017. For the value to have increased from £377,500 to £454,948 over the six years and eight months to December 2024, the following assumptions must hold true:

• The value of 41 HORSECROFT WAY has moved in line with the HPI for semi-detached houses in the West Berkshire local authority area.
• The August 2017 sale price of £377,500 represented a fair market value for the property.
• The size, condition, and specification of 41 HORSECROFT WAY has not materially changed since August 2017.

How Large is 41 HORSECROFT WAY?

41 HORSECROFT WAY is 88m² according to the EPC inspection conducted in November 2016. This puts it in the smallest 20% of semi-detached houses houses in Reading, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Reading, and where 41 HORSECROFT WAY lies on this distribution: 17% of semi-detached houses houses are smaller than 41 HORSECROFT WAY, and 82% of houses are larger. Note that EPC data is not available for all properties in Reading.

41 HORSECROFT WAY: Plot and Title Map

41 HORSECROFT WAY sits on a plot of roughly 0.049 of an acre, or 200m². The below map shows the location of 41 HORSECROFT 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 41 HORSECROFT 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 41 HORSECROFT WAY?

41 HORSECROFT WAY is located in TILEHURST, in the RG31 postcode district. The below map shows the position of No. 41 on HORSECROFT WAY.