3, WOODPECKERS, READING ROAD, WOODCOTE, READING, RG8 0QY - £495,000

3 WOODPECKERS is a very small detached house of 94m², built sometime from 2007 onwards. It was last sold for £495,000 in November 2018, which was around 25% below the average November 2018 detached price in the South Oxfordshire local authority area. The most recent EPC inspection was November 2010, where the current energy rating was C, and the potential energy rating was B.

3 WOODPECKERS Sold Prices

Land registry data shows four sales for 3 WOODPECKERS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the South Oxfordshire local authority area for the corresponding sale date. Most of the four 3 WOODPECKERS 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
2018 9 NOV	£495,000	£657,046	25% below HPI
2010 17 DEC	£350,000	£483,516	28% below HPI
2009 19 AUG	£415,000	£423,699	2% below HPI
2000 3 FEB	£268,000	£238,517	12% above HPI

3 WOODPECKERS Price Paid vs. HPI Average

The below graph shows the average detached house price in the South Oxfordshire local authority area over time, sourced from the HPI. The four 3 WOODPECKERS sales between February 2000 and November 2018 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 December 2010 sale was for 28% below the HPI. So the extrapolation line tracks at 28% below the HPI over time, until the November 2018 sale, where it rises to 25% below the HPI. The line then continues to track at 25% below the HPI.

How Large is 3 WOODPECKERS?

3 WOODPECKERS is 94m² according to the EPC inspection conducted in November 2010. This puts it in the smallest 20% of detached houses in Woodcote, based on EPC data. The below chart shows the distribution of detached houses by size in Woodcote, and where 3 WOODPECKERS lies on this distribution: 17% of detached houses are smaller than 3 WOODPECKERS, and 83% of houses are larger. Note that EPC data is not available for all properties in Woodcote.

3 WOODPECKERS: Plot and Title Map

3 WOODPECKERS sits on a plot of roughly 0.074 of an acre, or 301m². The below map shows the location of 3 WOODPECKERS, 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 3 WOODPECKERS). 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 3 WOODPECKERS?

3 WOODPECKERS is located on READING ROAD in WOODCOTE, in the RG8 postcode district. The below map shows the position of 3 WOODPECKERS on READING ROAD.