BAY TREE COTTAGE, NORTHFIELD AVENUE, LOWER SHIPLAKE, HENLEY-ON-THAMES, RG9 3PE - £1,150,000

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

BAY TREE COTTAGE is a small extended detached house of 159m², built sometime between 1967 and 1975, which could now be worth an estimated £1,400,972. It was last sold for £1,150,000 in October 2018, which was around 78% above the average October 2018 detached price in the South Oxfordshire local authority area. The most recent EPC inspection was July 2018, where the current energy rating was C, and the potential energy rating was B.

BAY TREE COTTAGE Sold Prices

Land registry data shows three sales for BAY TREE COTTAGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the South Oxfordshire local authority area for the corresponding sale date. All of the three BAY TREE 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
2018 23 OCT	£1,150,000	£647,793	78% above HPI
2006 10 NOV	£640,000	£421,304	52% above HPI
1997 23 MAY	£226,500	£155,171	46% above HPI

BAY TREE COTTAGE 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 three BAY TREE COTTAGE sales between May 1997 and October 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 November 2006 sale was for 52% above the HPI. So the extrapolation line tracks at 52% above the HPI over time, until the October 2018 sale, where it rises to 78% above the HPI. The line then continues to track at 78% above the HPI.

What might BAY TREE COTTAGE be worth now?

BAY TREE COTTAGE might now be worth an estimated £1,400,972.

This is based on house price inflation of 21.8%, between October 2018 and February 2025, for detached houses, in the South Oxfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 21.8% inflationary increase is applied to the most recent sale price for BAY TREE COTTAGE of £1,150,000 on 23rd October 2018. For the value to have increased from £1,150,000 to £1,400,972 over the seven years and eight months to February 2025, the following assumptions must hold true:

• The value of BAY TREE COTTAGE has moved in line with the HPI for detached houses in the South Oxfordshire local authority area.
• The October 2018 sale price of £1,150,000 represented a fair market value for the property.
• The size, condition, and specification of BAY TREE COTTAGE has not materially changed since October 2018.

How Large is BAY TREE COTTAGE?

BAY TREE COTTAGE is 159m², which includes one extension, according to the EPC inspection conducted in July 2018. This puts it in the smallest 30% of detached houses houses in Lower Shiplake, based on EPC data. The below chart shows the distribution of detached houses houses by size in Lower Shiplake, and where BAY TREE COTTAGE lies on this distribution: 23% of detached houses houses are smaller than BAY TREE COTTAGE, and 76% of houses are larger. Note that EPC data is not available for all properties in Lower Shiplake.

BAY TREE COTTAGE: Plot and Title Map

BAY TREE COTTAGE sits on a plot of roughly 0.218 of an acre, or 881m². The below map shows the location of BAY TREE 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 BAY TREE 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 BAY TREE COTTAGE?

BAY TREE COTTAGE is located on NORTHFIELD AVENUE in LOWER SHIPLAKE, in the RG9 postcode district. The below map shows the position of BAY TREE COTTAGE on NORTHFIELD AVENUE.