2, FARRS ORCHARD, OLD HITCHEN, MERRIOTT, TA16 5RG - £225,000

2 FARRS ORCHARD is a small detached house of 93m², built sometime between 1983 and 1990. It was last sold for £225,000 in October 2016, which was around 31% below the average October 2016 detached price in the Somerset local authority area. The most recent EPC inspection was October 2014, where the current energy rating was D, and the potential energy rating was C.

2 FARRS ORCHARD Sold Prices

Land registry data shows three sales for 2 FARRS ORCHARD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Somerset local authority area for the corresponding sale date. All of the three 2 FARRS ORCHARD 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 6 OCT	£225,000	£326,839	31% below HPI
2015 23 JUN	£190,000	£299,758	37% below HPI
2006 30 JAN	£178,500	£253,137	29% below HPI

2 FARRS ORCHARD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Somerset local authority area over time, sourced from the HPI. The three 2 FARRS ORCHARD sales between January 2006 and October 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 June 2015 sale was for 37% below the HPI. So the extrapolation line tracks at 37% below the HPI over time, until the October 2016 sale, where it rises to 31% below the HPI. The line then continues to track at 31% below the HPI.

How Large is 2 FARRS ORCHARD?

2 FARRS ORCHARD is 93m² according to the EPC inspection conducted in October 2014. This puts it in the smallest 30% of detached houses in Merriott, based on EPC data. The below chart shows the distribution of detached houses by size in Merriott, and where 2 FARRS ORCHARD lies on this distribution: 24% of detached houses are smaller than 2 FARRS ORCHARD, and 76% of houses are larger. Note that EPC data is not available for all properties in Merriott.

2 FARRS ORCHARD: Plot and Title Map

2 FARRS ORCHARD sits on a plot of roughly 0.165 of an acre, or 668m². The below map shows the location of 2 FARRS ORCHARD, 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 FARRS ORCHARD). 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 FARRS ORCHARD?

2 FARRS ORCHARD is located on OLD HITCHEN in MERRIOTT, in the TA16 postcode district. The below map shows the position of 2 FARRS ORCHARD on OLD HITCHEN.