ELM COTTAGE, MILL ROAD, SHIPLAKE, HENLEY-ON-THAMES, RG9 3LW - £1,801,000

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

ELM COTTAGE is a large extended semi-detached house of 258m², built sometime before 1900, which could now be worth an estimated £1,944,043. It was last sold for £1,801,000 in May 2022, which was around 319% above the average May 2022 semi-detached price in the South Oxfordshire local authority area. The most recent EPC inspection was January 2019, where the current energy rating was D, and the potential energy rating was C.

ELM COTTAGE Sold Prices

Land registry data shows two sales for ELM COTTAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the South Oxfordshire local authority area for the corresponding sale date. Both of the two ELM 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
2022 31 MAY	£1,801,000	£429,918	319% above HPI
2017 12 DEC	£850,000	£361,221	135% above HPI

ELM COTTAGE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the South Oxfordshire local authority area over time, sourced from the HPI. The two ELM COTTAGE sales from December 2017 and May 2022 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 2017 sale was for 135% above the HPI. So the extrapolation line tracks at 135% above the HPI over time, until the May 2022 sale, where it rises to 319% above the HPI. The line then continues to track at 319% above the HPI.

What might ELM COTTAGE be worth now?

ELM COTTAGE might now be worth an estimated £1,944,043.

This is based on house price inflation of 7.9%, between May 2022 and February 2025, for semi-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 7.9% inflationary increase is applied to the most recent sale price for ELM COTTAGE of £1,801,000 on 31st May 2022. For the value to have increased from £1,801,000 to £1,944,043 over the three years and three months to February 2025, the following assumptions must hold true:

• The value of ELM COTTAGE has moved in line with the HPI for semi-detached houses in the South Oxfordshire local authority area.
• The May 2022 sale price of £1,801,000 represented a fair market value for the property.
• The size, condition, and specification of ELM COTTAGE has not materially changed since May 2022.

How Large is ELM COTTAGE?

ELM COTTAGE is 258m², which includes four extensions, according to the EPC inspection conducted in January 2019. This puts it in the largest 40% of semi-detached houses houses in Lower Shiplake, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Lower Shiplake, and where ELM COTTAGE lies on this distribution: 69% of semi-detached houses houses are smaller than ELM COTTAGE, and 31% of houses are larger. Note that EPC data is not available for all properties in Lower Shiplake.

ELM COTTAGE: Plot and Title Map

ELM COTTAGE sits on a plot of roughly 0.296 of an acre, or 1,196m². The below map shows the location of ELM 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 ELM 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 ELM COTTAGE?

ELM COTTAGE is located on MILL ROAD in SHIPLAKE, in the RG9 postcode district. The below map shows the position of ELM COTTAGE on MILL ROAD.