2, SIMMONDS CRESCENT, LOWER EARLEY, READING, RG6 3WF - £455,000

2 SIMMONDS CRESCENT is a small extended detached house of 99m², built sometime between 2003 and 2006. It was last sold for £455,000 in July 2016, which was around 26% below the average July 2016 detached price in the Wokingham local authority area. The most recent EPC inspection was July 2013, where the current energy rating was C, and the potential energy rating was B.

2 SIMMONDS CRESCENT Sold Prices

Land registry data shows two sales for 2 SIMMONDS CRESCENT since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Wokingham local authority area for the corresponding sale date. Both of the two 2 SIMMONDS CRESCENT 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
2016 22 JUL	£455,000	£611,354	26% below HPI
2006 22 SEP	£317,714	£381,695	17% below HPI

2 SIMMONDS CRESCENT 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 two 2 SIMMONDS CRESCENT sales from September 2006 and July 2016 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 September 2006 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the July 2016 sale, where it falls to 26% below the HPI. The line then continues to track at 26% below the HPI.

How Large is 2 SIMMONDS CRESCENT?

2 SIMMONDS CRESCENT is 99m², which includes one extension, according to the EPC inspection conducted in July 2013. This puts it in the smallest 30% of detached houses in Reading, based on EPC data. The below chart shows the distribution of detached houses by size in Reading, and where 2 SIMMONDS CRESCENT lies on this distribution: 28% of detached houses are smaller than 2 SIMMONDS CRESCENT, and 71% of houses are larger. Note that EPC data is not available for all properties in Reading.

2 SIMMONDS CRESCENT: Plot and Title Map

2 SIMMONDS CRESCENT sits on a plot of roughly 0.039 of an acre, or 160m². The below map shows the location of 2 SIMMONDS CRESCENT, 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 2 SIMMONDS CRESCENT). 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 2 SIMMONDS CRESCENT?

2 SIMMONDS CRESCENT is located in LOWER EARLEY, in the RG6 postcode district. The below map shows the position of No. 2 on SIMMONDS CRESCENT.