SILVER TREES, NEW ROAD HILL, MIDGHAM, READING, RG7 5RY - £470,000

Based on the September 2024 Price Paid Data (released on 28th October 2024), the August 2024 House Price Index (released on 16th October 2024), and the September 2024 Energy Performance of Buildings Data (released on 31st October 2024). Sources

SILVER TREES is a small detached house of 157m², built sometime between 1976 and 1982. It was last sold for £470,000 in January 2017, which was around 16% below the average January 2017 detached price in the West Berkshire local authority area. The most recent EPC inspection was March 2024, where the current energy rating was D, and the potential energy rating was B.

SILVER TREES Sold Prices

Land registry data shows three sales for SILVER TREES since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the West Berkshire local authority area for the corresponding sale date. All of the three SILVER TREES 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
2017 20 JAN	£470,000	£556,992	16% below HPI
2000 31 JAN	£189,500	£214,331	12% below HPI
1996 2 JUL	£112,500	£133,674	16% below HPI

SILVER TREES 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 three SILVER TREES sales between July 1996 and January 2017 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 January 2000 sale was for 12% below the HPI. So the extrapolation line tracks at 12% below the HPI over time, until the January 2017 sale, where it falls to 16% below the HPI. The line then continues to track at 16% below the HPI.

How Large is SILVER TREES?

SILVER TREES is 157m² according to the EPC inspection conducted in March 2024. This puts it in the smallest 40% of detached houses in Woolhampton, based on EPC data. The below chart shows the distribution of detached houses by size in Woolhampton, and where SILVER TREES lies on this distribution: 39% of detached houses are smaller than SILVER TREES, and 59% of houses are larger. Note that EPC data is not available for all properties in Woolhampton.

SILVER TREES: Plot and Title Map

SILVER TREES sits on a plot of roughly 0.154 of an acre, or 623m². The below map shows the location of SILVER TREES, 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 SILVER TREES). 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 SILVER TREES?

SILVER TREES is located on NEW ROAD HILL in MIDGHAM, in the RG7 postcode district. The below map shows the position of SILVER TREES on NEW ROAD HILL.