RACKLEY, BEECH LANE, WOODCOTE, READING, RG8 0PY - £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

RACKLEY is a large extended detached house of 155m², built sometime between 1930 and 1949, which could now be worth an estimated £673,147. It was last sold for £550,000 in April 2019, which was around 14% below the average April 2019 detached price in the South Oxfordshire local authority area. The most recent EPC inspection was January 2018, where the current energy rating was E, and the potential energy rating was D.

RACKLEY Sold Prices

Land registry data shows two sales for RACKLEY 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 RACKLEY sales was for below the average price, whilst the other was 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
2019 5 APR	£550,000	£643,274	14% below HPI
1996 15 MAR	£165,000	£135,661	22% above HPI

RACKLEY 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 RACKLEY sales from March 1996 and April 2019 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 March 1996 sale was for 22% above the HPI. So the extrapolation line tracks at 22% above the HPI over time, until the April 2019 sale, where it falls to 14% below the HPI. The line then continues to track at 14% below the HPI.

What might RACKLEY be worth now?

RACKLEY might now be worth an estimated £673,147.

This is based on house price inflation of 22.4%, between April 2019 and December 2024, 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 22.4% inflationary increase is applied to the most recent sale price for RACKLEY of £550,000 on 5th April 2019. For the value to have increased from £550,000 to £673,147 over the four years and four months to December 2024, the following assumptions must hold true:

• The value of RACKLEY has moved in line with the HPI for detached houses in the South Oxfordshire local authority area.
• The April 2019 sale price of £550,000 represented a fair market value for the property.
• The size, condition, and specification of RACKLEY has not materially changed since April 2019.

How Large is RACKLEY?

RACKLEY is 155m², which includes one extension, according to the EPC inspection conducted in January 2018. This puts it in the largest 40% of detached houses houses in Woodcote, based on EPC data. The below chart shows the distribution of detached houses houses by size in Woodcote, and where RACKLEY lies on this distribution: 69% of detached houses houses are smaller than RACKLEY, and 30% of houses are larger. Note that EPC data is not available for all properties in Woodcote.

RACKLEY: Plot and Title Map

RACKLEY sits on a plot of roughly 0.211 of an acre, or 852m². The below map shows the location of RACKLEY, 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 RACKLEY). 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 RACKLEY?

RACKLEY is located on BEECH LANE in WOODCOTE, in the RG8 postcode district. The below map shows the position of RACKLEY on BEECH LANE.