8, WILLOW TREE GLADE, CALCOT, READING, RG31 7AZ - £174,500

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

8 WILLOW TREE GLADE is a very small semi-detached house of 46m², built sometime between 1983 and 1990, which could now be worth an estimated £310,554. It was last sold for £174,500 in July 2010, which was around 24% below the average July 2010 semi-detached price in the West Berkshire local authority area. The most recent EPC inspection was May 2009, where the current energy rating was D, and the potential energy rating was C.

8 WILLOW TREE GLADE Sold Prices

Land registry data shows three sales for 8 WILLOW TREE GLADE 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 West Berkshire local authority area for the corresponding sale date. All of the three 8 WILLOW TREE GLADE 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
2010 16 JUL	£174,500	£230,593	24% below HPI
2002 28 OCT	£140,000	£177,401	21% below HPI
1995 31 MAR	£49,000	£71,911	32% below HPI

8 WILLOW TREE GLADE 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 three 8 WILLOW TREE GLADE sales between March 1995 and July 2010 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 October 2002 sale was for 21% below the HPI. So the extrapolation line tracks at 21% below the HPI over time, until the July 2010 sale, where it falls to 24% below the HPI. The line then continues to track at 24% below the HPI.

What might 8 WILLOW TREE GLADE be worth now?

8 WILLOW TREE GLADE might now be worth an estimated £310,554.

This is based on house price inflation of 78%, between July 2010 and February 2025, 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 78% inflationary increase is applied to the most recent sale price for 8 WILLOW TREE GLADE of £174,500 on 16th July 2010. For the value to have increased from £174,500 to £310,554 over the fifteen years and five months to February 2025, the following assumptions must hold true:

• The value of 8 WILLOW TREE GLADE has moved in line with the HPI for semi-detached houses in the West Berkshire local authority area.
• The July 2010 sale price of £174,500 represented a fair market value for the property.
• The size, condition, and specification of 8 WILLOW TREE GLADE has not materially changed since July 2010.

How Large is 8 WILLOW TREE GLADE?

8 WILLOW TREE GLADE is 46m² according to the EPC inspection conducted in May 2009. This puts it in the smallest 10% 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 8 WILLOW TREE GLADE lies on this distribution: 1% of semi-detached houses houses are smaller than 8 WILLOW TREE GLADE, and 99% of houses are larger. Note that EPC data is not available for all properties in Reading.

8 WILLOW TREE GLADE: Plot and Title Map

8 WILLOW TREE GLADE sits on a plot of roughly 0.043 of an acre, or 174m². The below map shows the location of 8 WILLOW TREE GLADE, 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 8 WILLOW TREE GLADE). 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 8 WILLOW TREE GLADE?

8 WILLOW TREE GLADE is located in CALCOT, in the RG31 postcode district. The below map shows the position of No. 8 on WILLOW TREE GLADE.