HIBERNA, FARM ROAD, GORING, READING, RG8 0AA - £550,000

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

HIBERNA is a very small detached house of 86m², built sometime between 1967 and 1975, which could now be worth an estimated £610,357. It was last sold for £550,000 in December 2020, which was around 23% below the average December 2020 detached price in the South Oxfordshire local authority area. The most recent EPC inspection was January 2020, where the current energy rating was D, and the potential energy rating was B.

HIBERNA Sold Prices

Land registry data shows two sales for HIBERNA since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the South Oxfordshire local authority area for the corresponding sale date. Both of the two HIBERNA 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
2020 18 DEC	£550,000	£711,126	23% below HPI
2002 7 AUG	£310,000	£327,471	5% below HPI

HIBERNA Price Paid vs. HPI Average

The below graph shows the average detached house price in the South Oxfordshire local authority area over time, sourced from the HPI. The two HIBERNA sales from August 2002 and December 2020 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 August 2002 sale was for 5% below the HPI. So the extrapolation line tracks at 5% below the HPI over time, until the December 2020 sale, where it falls to 23% below the HPI. The line then continues to track at 23% below the HPI.

What might HIBERNA be worth now?

HIBERNA might now be worth an estimated £610,357.

This is based on house price inflation of 11%, between December 2020 and February 2025, for detached houses, in the South Oxfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 11% inflationary increase is applied to the most recent sale price for HIBERNA of £550,000 on 18th December 2020. For the value to have increased from £550,000 to £610,357 over the five years and ten months to February 2025, the following assumptions must hold true:

• The value of HIBERNA has moved in line with the HPI for detached houses in the South Oxfordshire local authority area.
• The December 2020 sale price of £550,000 represented a fair market value for the property.
• The size, condition, and specification of HIBERNA has not materially changed since December 2020.

How Large is HIBERNA?

HIBERNA is 86m² according to the EPC inspection conducted in January 2020. This puts it in the smallest 10% of detached houses houses in Goring, based on EPC data. The below chart shows the distribution of detached houses houses by size in Goring, and where HIBERNA lies on this distribution: 8% of detached houses houses are smaller than HIBERNA, and 92% of houses are larger. Note that EPC data is not available for all properties in Goring.

HIBERNA: Plot and Title Map

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

HIBERNA is located on FARM ROAD in GORING, in the RG8 postcode district. The below map shows the position of HIBERNA on FARM ROAD.