46, HIGHDOWN HILL ROAD, EMMER GREEN, READING, RG4 8QP - £545,000

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

46 HIGHDOWN HILL ROAD is a midsized extended detached house of 146m², built sometime between 1930 and 1949. It was last sold for £545,000 in June 2016, which was around 9% below the average June 2016 detached price in the Reading local authority area. The most recent EPC inspection was July 2015, where the current energy rating was D, and the potential energy rating was C.

46 HIGHDOWN HILL ROAD Sold Prices

Land registry data shows two sales for 46 HIGHDOWN HILL ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Reading local authority area for the corresponding sale date. Both of the two 46 HIGHDOWN HILL ROAD 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
2016 29 JUN	£545,000	£601,011	9% below HPI
2007 10 APR	£335,000	£395,801	15% below HPI

46 HIGHDOWN HILL ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Reading local authority area over time, sourced from the HPI. The two 46 HIGHDOWN HILL ROAD sales from April 2007 and June 2016 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 2007 sale was for 15% below the HPI. So the extrapolation line tracks at 15% below the HPI over time, until the June 2016 sale, where it rises to 9% below the HPI. The line then continues to track at 9% below the HPI.

What might 46 HIGHDOWN HILL ROAD be worth now?

46 HIGHDOWN HILL ROAD might now be worth an estimated £633,307.

This is based on house price inflation of 16.2%, between June 2016 and December 2024, for 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 16.2% inflationary increase is applied to the most recent sale price for 46 HIGHDOWN HILL ROAD of £545,000 on 29th June 2016. For the value to have increased from £545,000 to £633,307 over the seven years and six months to December 2024, the following assumptions must hold true:

• The value of 46 HIGHDOWN HILL ROAD has moved in line with the HPI for detached houses in the Reading local authority area.
• The June 2016 sale price of £545,000 represented a fair market value for the property.
• The size, condition, and specification of 46 HIGHDOWN HILL ROAD has not materially changed since June 2016.

How Large is 46 HIGHDOWN HILL ROAD?

46 HIGHDOWN HILL ROAD is 146m², which includes one extension, according to the EPC inspection conducted in July 2015. This puts it in the largest 40% of detached houses houses in Caversham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Caversham, and where 46 HIGHDOWN HILL ROAD lies on this distribution: 60% of detached houses houses are smaller than 46 HIGHDOWN HILL ROAD, and 40% of houses are larger. Note that EPC data is not available for all properties in Caversham.

46 HIGHDOWN HILL ROAD: Plot and Title Map

46 HIGHDOWN HILL ROAD sits on a plot of roughly 0.135 of an acre, or 547m². The below map shows the location of 46 HIGHDOWN HILL ROAD, 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 46 HIGHDOWN HILL ROAD). 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 46 HIGHDOWN HILL ROAD?

46 HIGHDOWN HILL ROAD is located in EMMER GREEN, in the RG4 postcode district. The below map shows the position of No. 46 on HIGHDOWN HILL ROAD.