THE WILLOWS, CLAY LANE, BEENHAM, READING, RG7 5PA - £327,000

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

THE WILLOWS is a small extended detached house of 114m², built sometime between 1950 and 1966. It was last sold for £327,000 in August 2010, which was around 17% below the average August 2010 detached price in the West Berkshire local authority area. The most recent EPC inspection was July 2012, where the current energy rating was D, and the potential energy rating was B.

THE WILLOWS Sold Prices

Land registry data shows two sales for THE WILLOWS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the West Berkshire local authority area for the corresponding sale date. Both of the two THE WILLOWS 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
2010 16 AUG	£327,000	£394,850	17% below HPI
1997 4 APR	£139,000	£140,738	1% below HPI

THE WILLOWS 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 two THE WILLOWS sales from April 1997 and August 2010 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 April 1997 sale was for 1% below the HPI. So the extrapolation line tracks at 1% below the HPI over time, until the August 2010 sale, where it falls to 17% below the HPI. The line then continues to track at 17% below the HPI.

How Large is THE WILLOWS?

THE WILLOWS is 114m², which includes one extension, according to the EPC inspection conducted in July 2012. This puts it in the smallest 40% of detached houses in Beenham, based on EPC data. The below chart shows the distribution of detached houses by size in Beenham, and where THE WILLOWS lies on this distribution: 35% of detached houses are smaller than THE WILLOWS, and 62% of houses are larger. Note that EPC data is not available for all properties in Beenham.

THE WILLOWS: Plot and Title Map

THE WILLOWS sits on a plot of roughly 0.118 of an acre, or 477m². The below map shows the location of THE WILLOWS, 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 THE WILLOWS). 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 THE WILLOWS?

THE WILLOWS is located on CLAY LANE in BEENHAM, in the RG7 postcode district. The below map shows the position of THE WILLOWS on CLAY LANE.