WOODBERRY COTTAGE, GREEN LANE, PANGBOURNE, READING, RG8 8LD - £999,500

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

WOODBERRY COTTAGE is a midsized extended detached house of 174m², built sometime between 1900 and 1929. It was last sold for £999,500 in July 2015, which was around 97% above the average July 2015 detached price in the West Berkshire local authority area. The most recent EPC inspection was February 2014, where the current energy rating was D, and the potential energy rating was B.

WOODBERRY COTTAGE Sold Prices

Land registry data shows two sales for WOODBERRY COTTAGE 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 WOODBERRY COTTAGE sales were 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
2015 31 JUL	£999,500	£506,346	97% above HPI
2004 10 MAY	£520,000	£335,214	55% above HPI

WOODBERRY COTTAGE 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 WOODBERRY COTTAGE sales from May 2004 and July 2015 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 May 2004 sale was for 55% above the HPI. So the extrapolation line tracks at 55% above the HPI over time, until the July 2015 sale, where it rises to 97% above the HPI. The line then continues to track at 97% above the HPI.

How Large is WOODBERRY COTTAGE?

WOODBERRY COTTAGE is 174m², which includes one extension, according to the EPC inspection conducted in February 2014. This puts it in the smallest 50% of detached houses in Pangbourne, based on EPC data. The below chart shows the distribution of detached houses by size in Pangbourne, and where WOODBERRY COTTAGE lies on this distribution: 47% of detached houses are smaller than WOODBERRY COTTAGE, and 53% of houses are larger. Note that EPC data is not available for all properties in Pangbourne.

WOODBERRY COTTAGE: Plot and Title Map

WOODBERRY COTTAGE sits on a plot of roughly 0.253 of an acre, or 1,022m². The below map shows the location of WOODBERRY COTTAGE, 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 WOODBERRY COTTAGE). 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 WOODBERRY COTTAGE?

WOODBERRY COTTAGE is located on GREEN LANE in PANGBOURNE, in the RG8 postcode district. The below map shows the position of WOODBERRY COTTAGE on GREEN LANE.