45, WOODWAYE, WOODLEY, READING, RG5 3HB - £540,000

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 WOODWAYE is a very small extended detached house of 85m², built sometime between 1930 and 1949, which could now be worth an estimated £561,096. It was last sold for £540,000 in October 2022, which was around 28% below the average October 2022 detached price in the Wokingham local authority area. The most recent EPC inspection was May 2022, where the current energy rating was D, and the potential energy rating was B.

45 WOODWAYE Sold Prices

Land registry data shows three sales for 45 WOODWAYE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Wokingham local authority area for the corresponding sale date. All of the three 45 WOODWAYE 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
2022 10 OCT	£540,000	£747,552	28% below HPI
2013 26 APR	£320,000	£446,357	28% below HPI
1997 1 SEP	£131,000	£168,230	22% below HPI

45 WOODWAYE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wokingham local authority area over time, sourced from the HPI. The three 45 WOODWAYE sales between September 1997 and October 2022 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 April 2013 sale was for 28% below the HPI. So the extrapolation line tracks at 28% below the HPI over time, until the October 2022 sale, which was also at 28% below the HPI.

What might 45 WOODWAYE be worth now?

45 WOODWAYE might now be worth an estimated £561,096.

This is based on house price inflation of 3.9%, between October 2022 and February 2025, for detached houses, in the Wokingham local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 3.9% inflationary increase is applied to the most recent sale price for 45 WOODWAYE of £540,000 on 10th October 2022. For the value to have increased from £540,000 to £561,096 over the three years and eight months to February 2025, the following assumptions must hold true:

• The value of 45 WOODWAYE has moved in line with the HPI for detached houses in the Wokingham local authority area.
• The October 2022 sale price of £540,000 represented a fair market value for the property.
• The size, condition, and specification of 45 WOODWAYE has not materially changed since October 2022.

How Large is 45 WOODWAYE?

45 WOODWAYE is 85m², which includes one extension, according to the EPC inspection conducted in May 2022. This puts it in the smallest 20% of detached houses houses in Woodley, based on EPC data. The below chart shows the distribution of detached houses houses by size in Woodley, and where 45 WOODWAYE lies on this distribution: 16% of detached houses houses are smaller than 45 WOODWAYE, and 84% of houses are larger. Note that EPC data is not available for all properties in Woodley.

45 WOODWAYE: Plot and Title Map

45 WOODWAYE sits on a plot of roughly 0.139 of an acre, or 563m². The below map shows the location of 45 WOODWAYE, 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 WOODWAYE). 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 WOODWAYE?

45 WOODWAYE is located in WOODLEY, in the RG5 postcode district. The below map shows the position of No. 45 on WOODWAYE.