45, HERON ISLAND, CAVERSHAM, READING, RG4 8DQ - £490,000

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

45 HERON ISLAND is a midsized extended semi-detached house of 125m², built sometime between 1983 and 1990, which could now be worth an estimated £741,247. It was last sold for £490,000 in July 2014, which was around 70% above the average July 2014 semi-detached price in the Reading local authority area. The most recent EPC inspection was July 2013, where the current energy rating was D, and the potential energy rating was C.

45 HERON ISLAND Sold Prices

Land registry data shows three sales for 45 HERON ISLAND since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Reading local authority area for the corresponding sale date. All of the three 45 HERON ISLAND 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
2014 7 JUL	£490,000	£287,507	70% above HPI
2005 17 JUN	£313,250	£212,097	48% above HPI
2002 20 DEC	£305,000	£191,481	59% above HPI

45 HERON ISLAND Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Reading local authority area over time, sourced from the HPI. The three 45 HERON ISLAND sales between December 2002 and July 2014 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 June 2005 sale was for 48% above the HPI. So the extrapolation line tracks at 48% above the HPI over time, until the July 2014 sale, where it rises to 70% above the HPI. The line then continues to track at 70% above the HPI.

What might 45 HERON ISLAND be worth now?

45 HERON ISLAND might now be worth an estimated £741,247.

This is based on house price inflation of 51.3%, between July 2014 and December 2024, for semi-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 51.3% inflationary increase is applied to the most recent sale price for 45 HERON ISLAND of £490,000 on 7th July 2014. For the value to have increased from £490,000 to £741,247 over the nine years and seven months to December 2024, the following assumptions must hold true:

• The value of 45 HERON ISLAND has moved in line with the HPI for semi-detached houses in the Reading local authority area.
• The July 2014 sale price of £490,000 represented a fair market value for the property.
• The size, condition, and specification of 45 HERON ISLAND has not materially changed since July 2014.

How Large is 45 HERON ISLAND?

45 HERON ISLAND is 125m², which includes two extensions, according to the EPC inspection conducted in July 2013. This puts it in the smallest 50% of semi-detached houses houses in Caversham, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Caversham, and where 45 HERON ISLAND lies on this distribution: 42% of semi-detached houses houses are smaller than 45 HERON ISLAND, and 57% of houses are larger. Note that EPC data is not available for all properties in Caversham.

45 HERON ISLAND: Plot and Title Map

45 HERON ISLAND sits on a plot of roughly 0.040 of an acre, or 162m². The below map shows the location of 45 HERON 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 45 HERON 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 45 HERON ISLAND?

45 HERON ISLAND is located in CAVERSHAM, in the RG4 postcode district. The below map shows the position of No. 45 on HERON ISLAND.