PINECROFT, STOKE ROW ROAD, PEPPARD COMMON, HENLEY-ON-THAMES, RG9 5EJ - £1,540,000

Based on the December 2024 Price Paid Data (released on 29th January 2025), the November 2024 House Price Index (released on 15th January 2025), and the December 2024 Energy Performance of Buildings Data (released on 31st January 2025). Sources

PINECROFT is a very large detached house of 241m², built sometime between 2003 and 2006. It was last sold for £1,540,000 in October 2022, which was around 91% above the average October 2022 detached price in the South Oxfordshire local authority area. The most recent EPC inspection was July 2022, where the current energy rating was C, and the potential energy rating was B.

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 South Oxfordshire 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
2022 21 OCT	£1,540,000	£807,146	91% above HPI
2010 22 DEC	£775,000	£483,516	60% above HPI
2006 7 JUL	£750,000	£405,933	85% above HPI
2004 2 DEC	£600,000	£375,787	60% above HPI

PINECROFT 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 four PINECROFT sales between December 2004 and October 2022 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 2010 sale was for 60% above the HPI. So the extrapolation line tracks at 60% above the HPI over time, until the October 2022 sale, where it rises to 91% above the HPI. The line then continues to track at 91% above the HPI.

How Large is PINECROFT?

PINECROFT is 241m² according to the EPC inspection conducted in July 2022. This puts it in the largest 10% of detached houses in Sonning Common, based on EPC data. The below chart shows the distribution of detached houses by size in Sonning Common, and where PINECROFT lies on this distribution: 96% of detached houses are smaller than PINECROFT, and 4% of houses are larger. Note that EPC data is not available for all properties in Sonning Common.

PINECROFT: Plot and Title Map

PINECROFT sits on a plot of roughly 0.307 of an acre, or 1,244m². 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 STOKE ROW ROAD in PEPPARD COMMON, in the RG9 postcode district. The below map shows the position of PINECROFT on STOKE ROW ROAD.