WOODSTOCK, MILL LANE, CALCOT, READING, RG31 7RS - £800,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

WOODSTOCK is a very large extended detached house of 232m², built sometime between 1983 and 1990, which could now be worth an estimated £903,621. It was last sold for £800,000 in October 2020, which was around 30% above the average October 2020 detached price in the West Berkshire local authority area. The most recent EPC inspection was May 2019, where the current energy rating was D, and the potential energy rating was C.

WOODSTOCK Sold Prices

Land registry data shows five sales for WOODSTOCK since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the West Berkshire local authority area for the corresponding sale date. All of the five WOODSTOCK 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
2020 26 OCT	£800,000	£614,430	30% above HPI
2009 3 APR	£775,000	£346,508	124% above HPI
2004 15 OCT	£449,000	£350,929	28% above HPI
2004 2 MAR	£600,000	£339,208	77% above HPI
1996 26 APR	£190,000	£124,545	53% above HPI

WOODSTOCK 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 five WOODSTOCK sales between April 1996 and October 2020 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 2009 sale was for 124% above the HPI. So the extrapolation line tracks at 124% above the HPI over time, until the October 2020 sale, where it falls to 30% above the HPI. The line then continues to track at 30% above the HPI.

What might WOODSTOCK be worth now?

WOODSTOCK might now be worth an estimated £903,621.

This is based on house price inflation of 13%, between October 2020 and December 2024, for detached houses, in the West Berkshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13% inflationary increase is applied to the most recent sale price for WOODSTOCK of £800,000 on 26th October 2020. For the value to have increased from £800,000 to £903,621 over the three years and ten months to December 2024, the following assumptions must hold true:

• The value of WOODSTOCK has moved in line with the HPI for detached houses in the West Berkshire local authority area.
• The October 2020 sale price of £800,000 represented a fair market value for the property.
• The size, condition, and specification of WOODSTOCK has not materially changed since October 2020.

How Large is WOODSTOCK?

WOODSTOCK is 232m², which includes one extension, according to the EPC inspection conducted in May 2019. This puts it in the largest 10% of detached houses houses in Reading, based on EPC data. The below chart shows the distribution of detached houses houses by size in Reading, and where WOODSTOCK lies on this distribution: 97% of detached houses houses are smaller than WOODSTOCK, and 3% of houses are larger. Note that EPC data is not available for all properties in Reading.

WOODSTOCK: Plot and Title Map

WOODSTOCK sits on a plot of roughly 0.479 of an acre, or 1,940m². The below map shows the location of WOODSTOCK, 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 WOODSTOCK). 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 WOODSTOCK?

WOODSTOCK is located on MILL LANE in CALCOT, in the RG31 postcode district. The below map shows the position of WOODSTOCK on MILL LANE.