WILLOWS, POPLAR LANE, WINNERSH, WOKINGHAM, RG41 5JR - £470,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

WILLOWS is a very small extended detached house of 78m², built sometime between 1996 and 2002, which could now be worth an estimated £562,540. It was last sold for £470,000 in October 2017, which was around 28% below the average October 2017 detached price in the Wokingham local authority area. The most recent EPC inspection was January 2010, where the current energy rating was C, and the potential energy rating was C.

WILLOWS Sold Prices

Land registry data shows four sales for WILLOWS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Wokingham local authority area for the corresponding sale date. All of the four 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
2017 20 OCT	£470,000	£648,977	28% below HPI
2011 21 JAN	£307,000	£428,931	28% below HPI
2004 29 MAY	£250,000	£343,929	27% below HPI
2002 8 AUG	£245,000	£325,852	25% below HPI

WILLOWS 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 four WILLOWS sales between August 2002 and October 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 2011 sale was for 28% below the HPI. So the extrapolation line tracks at 28% below the HPI over time, until the October 2017 sale, which was also at 28% below the HPI.

What might WILLOWS be worth now?

WILLOWS might now be worth an estimated £562,540.

This is based on house price inflation of 19.7%, between October 2017 and February 2025, for detached houses, in the Wokingham local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 19.7% inflationary increase is applied to the most recent sale price for WILLOWS of £470,000 on 20th October 2017. For the value to have increased from £470,000 to £562,540 over the eight years and eight months to February 2025, the following assumptions must hold true:

• The value of WILLOWS has moved in line with the HPI for detached houses in the Wokingham local authority area.
• The October 2017 sale price of £470,000 represented a fair market value for the property.
• The size, condition, and specification of WILLOWS has not materially changed since October 2017.

How Large is WILLOWS?

WILLOWS is 78m², which includes two extensions, according to the EPC inspection conducted in January 2010. This puts it in the smallest 10% of detached houses houses in Winnersh, based on EPC data. The below chart shows the distribution of detached houses houses by size in Winnersh, and where WILLOWS lies on this distribution: 3% of detached houses houses are smaller than WILLOWS, and 97% of houses are larger. Note that EPC data is not available for all properties in Winnersh.

WILLOWS: Plot and Title Map

WILLOWS sits on a plot of roughly 0.073 of an acre, or 294m². The below map shows the location of 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 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 WILLOWS?

WILLOWS is located on POPLAR LANE in WINNERSH, in the RG41 postcode district. The below map shows the position of WILLOWS on POPLAR LANE.