PINECROFT, LANGLEY HALL DRIVE, CALCOT, READING, RG31 4QY - £695,000

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

PINECROFT is a very large extended detached house of 272m², built sometime between 1996 and 2002, which could now be worth an estimated £1,061,019. It was last sold for £695,000 in March 2014, which was around 53% above the average March 2014 detached price in the West Berkshire local authority area. The most recent EPC inspection was June 2012, where the current energy rating was C, and the potential energy rating was C.

PINECROFT Sold Prices

Land registry data shows four sales for PINECROFT since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the West Berkshire local authority area for the corresponding sale date. All of the four PINECROFT sales were for above 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
2014 25 MAR	£695,000	£454,601	53% above HPI
2001 16 NOV	£490,000	£279,785	75% above HPI
2000 5 JUL	£455,000	£251,597	81% above HPI
1995 22 FEB	£145,000	£130,607	11% above HPI

PINECROFT Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Berkshire local authority area over time, sourced from the HPI. The four PINECROFT sales between February 1995 and March 2014 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 November 2001 sale was for 75% above the HPI. So the extrapolation line tracks at 75% above the HPI over time, until the March 2014 sale, where it falls to 53% above the HPI. The line then continues to track at 53% above the HPI.

What might PINECROFT be worth now?

PINECROFT might now be worth an estimated £1,061,019.

This is based on house price inflation of 52.7%, between March 2014 and December 2024, for 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 52.7% inflationary increase is applied to the most recent sale price for PINECROFT of £695,000 on 25th March 2014. For the value to have increased from £695,000 to £1,061,019 over the nine years and three months to December 2024, the following assumptions must hold true:

• The value of PINECROFT has moved in line with the HPI for detached houses in the West Berkshire local authority area.
• The March 2014 sale price of £695,000 represented a fair market value for the property.
• The size, condition, and specification of PINECROFT has not materially changed since March 2014.

How Large is PINECROFT?

PINECROFT is 272m², which includes two extensions, according to the EPC inspection conducted in June 2012. This puts it in the largest 10% of detached houses houses in Reading, based on EPC data. The below chart shows the distribution of detached houses houses by size in Reading, and where PINECROFT lies on this distribution: 98% of detached houses houses are smaller than PINECROFT, and 2% of houses are larger. Note that EPC data is not available for all properties in Reading.

PINECROFT: Plot and Title Map

PINECROFT sits on a plot of roughly 0.376 of an acre, or 1,523m². The below map shows the location of PINECROFT, 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 PINECROFT). 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 PINECROFT?

PINECROFT is located on LANGLEY HALL DRIVE in CALCOT, in the RG31 postcode district. The below map shows the position of PINECROFT on LANGLEY HALL DRIVE.