BLACKBERRIES, WAINGELS ROAD, LANDS END, READING, RG10 0UA - £885,000

BLACKBERRIES is a midsized extended detached house of 118m², built sometime between 1950 and 1966. It was last sold for £885,000 in September 2021, which was around 26% above the average September 2021 detached price in the Wokingham local authority area. The most recent EPC inspection was September 2011, where the current energy rating was E, and the potential energy rating was D.

BLACKBERRIES Sold Prices

Land registry data shows four sales for BLACKBERRIES since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Wokingham local authority area for the corresponding sale date. two of the four BLACKBERRIES sales were for above the average price, and four 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
2021 24 SEP	£885,000	£704,213	26% above HPI
2014 20 OCT	£499,950	£510,893	2% below HPI
2004 23 APR	£340,000	£331,316	3% above HPI
1997 26 FEB	£128,000	£146,384	13% below HPI

BLACKBERRIES 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 four BLACKBERRIES sales between February 1997 and September 2021 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 October 2014 sale was for 2% below the HPI. So the extrapolation line tracks at 2% below the HPI over time, until the September 2021 sale, where it rises to 26% above the HPI. The line then continues to track at 26% above the HPI.

How Large is BLACKBERRIES?

BLACKBERRIES is 118m², which includes one extension, according to the EPC inspection conducted in September 2011. This puts it in the largest 50% of detached houses in Woodley, based on EPC data. The below chart shows the distribution of detached houses by size in Woodley, and where BLACKBERRIES lies on this distribution: 54% of detached houses are smaller than BLACKBERRIES, and 46% of houses are larger. Note that EPC data is not available for all properties in Woodley.

BLACKBERRIES: Plot and Title Map

BLACKBERRIES sits on a plot of roughly 0.205 of an acre, or 831m². The below map shows the location of BLACKBERRIES, 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 BLACKBERRIES). 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 BLACKBERRIES?

BLACKBERRIES is located on WAINGELS ROAD in LANDS END, in the RG10 postcode district. The below map shows the position of BLACKBERRIES on WAINGELS ROAD.