WEST VIEW, BASINGSTOKE ROAD, SPENCERS WOOD, READING, RG7 1AE - £415,000

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

WEST VIEW is a very small extended semi-detached house of 108m², built sometime between 1900 and 1929. It was last sold for £415,000 in June 2021, which was around 35% below the average June 2021 detached price in the Wokingham local authority area. The most recent EPC inspection was June 2024, where the current energy rating was D, and the potential energy rating was B.

WEST VIEW Sold Prices

Land registry data shows five sales for WEST VIEW since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Wokingham local authority area for the corresponding sale date. All of the five WEST VIEW 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
2021 28 JUN	£415,000	£641,453	35% below HPI
2014 6 AUG	£350,000	£504,363	31% below HPI
2005 18 NOV	£280,000	£362,577	23% below HPI
2002 14 NOV	£239,304	£326,188	27% below HPI
1996 26 MAR	£92,500	£131,181	29% below HPI

WEST VIEW Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wokingham local authority area over time, sourced from the HPI. The five WEST VIEW sales between March 1996 and June 2021 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 August 2014 sale was for 31% below the HPI. So the extrapolation line tracks at 31% below the HPI over time, until the June 2021 sale, where it falls to 35% below the HPI. The line then continues to track at 35% below the HPI.

How Large is WEST VIEW?

WEST VIEW is 108m², which includes two extensions, according to the EPC inspection conducted in June 2024. This puts it in the smallest 20% of detached houses in Spencers Wood, based on EPC data. The below chart shows the distribution of detached houses by size in Spencers Wood, and where WEST VIEW lies on this distribution: 19% of detached houses are smaller than WEST VIEW, and 80% of houses are larger. Note that EPC data is not available for all properties in Spencers Wood.

WEST VIEW: Plot and Title Map

WEST VIEW sits on a plot of roughly 0.054 of an acre, or 217m². The below map shows the location of WEST VIEW, 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 WEST VIEW). 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 WEST VIEW?

WEST VIEW is located on BASINGSTOKE ROAD in SPENCERS WOOD, in the RG7 postcode district. The below map shows the position of WEST VIEW on BASINGSTOKE ROAD.