IVYNOOK, HIGH STREET, GORING, READING, RG8 9AX - £565,000

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

IVYNOOK is a large extended detached house of 179m², built sometime between 1900 and 1929, which could now be worth an estimated £1,073,505. It was last sold for £565,000 in October 2009, which was around 36% above the average October 2009 detached price in the South Oxfordshire local authority area. The most recent EPC inspection was February 2009, where the current energy rating was E, and the potential energy rating was D.

IVYNOOK Sold Prices

Land registry data shows two sales for IVYNOOK 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. One of the two IVYNOOK sales was for above the average price, whilst the other was 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
2009 23 OCT	£565,000	£415,348	36% above HPI
1995 29 DEC	£131,000	£136,561	4% below HPI

IVYNOOK 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 IVYNOOK sales from December 1995 and October 2009 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 December 1995 sale was for 4% below the HPI. So the extrapolation line tracks at 4% below the HPI over time, until the October 2009 sale, where it rises to 36% above the HPI. The line then continues to track at 36% above the HPI.

What might IVYNOOK be worth now?

IVYNOOK might now be worth an estimated £1,073,505.

This is based on house price inflation of 90%, between October 2009 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 90% inflationary increase is applied to the most recent sale price for IVYNOOK of £565,000 on 23rd October 2009. For the value to have increased from £565,000 to £1,073,505 over the sixteen years and eight months to February 2025, the following assumptions must hold true:

• The value of IVYNOOK has moved in line with the HPI for detached houses in the South Oxfordshire local authority area.
• The October 2009 sale price of £565,000 represented a fair market value for the property.
• The size, condition, and specification of IVYNOOK has not materially changed since October 2009.

How Large is IVYNOOK?

IVYNOOK is 179m², which includes two extensions, according to the EPC inspection conducted in February 2009. This puts it in the largest 30% 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 IVYNOOK lies on this distribution: 71% of detached houses houses are smaller than IVYNOOK, and 29% of houses are larger. Note that EPC data is not available for all properties in Goring.

IVYNOOK: Plot and Title Map

IVYNOOK sits on a plot of roughly 0.104 of an acre, or 421m². The below map shows the location of IVYNOOK, 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 IVYNOOK). 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 IVYNOOK?

IVYNOOK is located on HIGH STREET in GORING, in the RG8 postcode district. The below map shows the position of IVYNOOK on HIGH STREET.