2, THE BEECHES, SEWARDSTONE ROAD, LONDON, E4 7RE - £1,245,000

2 THE BEECHES is a very large detached house of 282m², built sometime between 2003 and 2006. It was last sold for £1,245,000 in October 2011, which was around 125% above the average October 2011 detached price in the Epping Forest local authority area. The most recent EPC inspection was December 2009, where the current energy rating was C, and the potential energy rating was C.

2 THE BEECHES Sold Prices

Land registry data shows two sales for 2 THE BEECHES since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Epping Forest local authority area for the corresponding sale date. Both of the two 2 THE BEECHES 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
2011 21 OCT	£1,245,000	£553,789	125% above HPI
2007 31 JUL	£1,312,500	£545,686	141% above HPI

2 THE BEECHES Price Paid vs. HPI Average

The below graph shows the average detached house price in the Epping Forest local authority area over time, sourced from the HPI. The two 2 THE BEECHES sales from July 2007 and October 2011 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 July 2007 sale was for 141% above the HPI. So the extrapolation line tracks at 141% above the HPI over time, until the October 2011 sale, where it falls to 125% above the HPI. The line then continues to track at 125% above the HPI.

How Large is 2 THE BEECHES?

2 THE BEECHES is 282m² according to the EPC inspection conducted in December 2009. This puts it in the largest 10% of detached houses in Sewardstone, based on EPC data. The below chart shows the distribution of detached houses by size in Sewardstone, and where 2 THE BEECHES lies on this distribution: 92% of detached houses are smaller than 2 THE BEECHES, and 8% of houses are larger. Note that EPC data is not available for all properties in Sewardstone.

2 THE BEECHES: Plot and Title Map

2 THE BEECHES sits on a plot of roughly 1.3 acres, or 5,113m². The below map shows the location of 2 THE BEECHES, 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 THE BEECHES). 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 THE BEECHES?

2 THE BEECHES is located on SEWARDSTONE ROAD in LONDON, in the E4 postcode district. The below map shows the position of 2 THE BEECHES on SEWARDSTONE ROAD.