2, SHEPHERDS WAY, CIRENCESTER, GL7 2EY - £740,000

2 SHEPHERDS WAY is a very large extended detached house of 177m², built sometime between 1950 and 1966. It was last sold for £740,000 in May 2023, which was around 5% above the average May 2023 detached price in the Cotswold local authority area. The most recent EPC inspection was July 2018, where the current energy rating was D, and the potential energy rating was C.

2 SHEPHERDS WAY Sold Prices

Land registry data shows five sales for 2 SHEPHERDS WAY since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Cotswold local authority area for the corresponding sale date. Most of the five 2 SHEPHERDS WAY 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
2023 11 MAY	£740,000	£707,422	5% above HPI
2019 13 JUN	£675,000	£557,850	21% above HPI
2016 18 JUL	£615,000	£487,603	26% above HPI
1998 28 SEP	£202,500	£176,906	14% above HPI
1996 26 JAN	£102,000	£124,307	18% below HPI

2 SHEPHERDS WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cotswold local authority area over time, sourced from the HPI. The five 2 SHEPHERDS WAY sales between January 1996 and May 2023 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 2019 sale was for 21% above the HPI. So the extrapolation line tracks at 21% above the HPI over time, until the May 2023 sale, where it falls to 5% above the HPI. The line then continues to track at 5% above the HPI.

How Large is 2 SHEPHERDS WAY?

2 SHEPHERDS WAY is 177m², which includes one extension, according to the EPC inspection conducted in July 2018. This puts it in the largest 20% of detached houses in Cirencester, based on EPC data. The below chart shows the distribution of detached houses by size in Cirencester, and where 2 SHEPHERDS WAY lies on this distribution: 87% of detached houses are smaller than 2 SHEPHERDS WAY, and 13% of houses are larger. Note that EPC data is not available for all properties in Cirencester.

2 SHEPHERDS WAY: Plot and Title Map

2 SHEPHERDS WAY sits on a plot of roughly 0.151 of an acre, or 612m². The below map shows the location of 2 SHEPHERDS WAY, 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 SHEPHERDS WAY). 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 SHEPHERDS WAY?

2 SHEPHERDS WAY is located in CIRENCESTER, in the GL7 postcode district. The below map shows the position of No. 2 on SHEPHERDS WAY.