2, THE BLACKBIRDS, WATLING STREET, HOCKLIFFE, LEIGHTON BUZZARD, LU7 9LY - £272,500

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

2 THE BLACKBIRDS is a very small terraced house of 96m², built sometime between 2003 and 2006, which could now be worth an estimated £312,504. It was last sold for £272,500 in June 2021, which was around 6% above the average June 2021 terraced price in the Central Bedfordshire local authority area. The most recent EPC inspection was March 2019, where the current energy rating was F, and the potential energy rating was B.

2 THE BLACKBIRDS Sold Prices

Land registry data shows four sales for 2 THE BLACKBIRDS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average terraced price in the Central Bedfordshire local authority area for the corresponding sale date. All of the four 2 THE BLACKBIRDS 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
2021 14 JUN	£272,500	£257,242	6% above HPI
2011 31 MAR	£165,000	£153,963	7% above HPI
2011 25 MAR	£165,000	£153,963	7% above HPI
2005 20 MAY	£176,000	£146,112	20% above HPI

2 THE BLACKBIRDS Price Paid vs. HPI Average

The below graph shows the average terraced house price in the Central Bedfordshire local authority area over time, sourced from the HPI. The four 2 THE BLACKBIRDS sales between May 2005 and June 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 March 2011 sale was for 7% above the HPI. So the extrapolation line tracks at 7% above the HPI over time, until the June 2021 sale, where it falls to 6% above the HPI. The line then continues to track at 6% above the HPI.

What might 2 THE BLACKBIRDS be worth now?

2 THE BLACKBIRDS might now be worth an estimated £312,504.

This is based on house price inflation of 14.7%, between June 2021 and June 2025, for terraced houses, in the Central Bedfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 14.7% inflationary increase is applied to the most recent sale price for 2 THE BLACKBIRDS of £272,500 on 14th June 2021. For the value to have increased from £272,500 to £312,504 over the four years to June 2025, the following assumptions must hold true:

• The value of 2 THE BLACKBIRDS has moved in line with the HPI for terraced houses in the Central Bedfordshire local authority area.
• The June 2021 sale price of £272,500 represented a fair market value for the property.
• The size, condition, and specification of 2 THE BLACKBIRDS has not materially changed since June 2021.

How Large is 2 THE BLACKBIRDS?

2 THE BLACKBIRDS is 96m² according to the EPC inspection conducted in March 2019. This puts it in the smallest 20% of terraced houses houses in Hockliffe, based on EPC data. The below chart shows the distribution of terraced houses houses by size in Hockliffe, and where 2 THE BLACKBIRDS lies on this distribution: 12% of terraced houses houses are smaller than 2 THE BLACKBIRDS, and 84% of houses are larger. Note that EPC data is not available for all properties in Hockliffe.

2 THE BLACKBIRDS: Plot and Title Map

2 THE BLACKBIRDS sits on a plot of roughly 0.024 of an acre, or 98m². The below map shows the location of 2 THE BLACKBIRDS, 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 BLACKBIRDS). 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 BLACKBIRDS?

2 THE BLACKBIRDS is located on WATLING STREET in HOCKLIFFE, in the LU7 postcode district. The below map shows the position of 2 THE BLACKBIRDS on WATLING STREET.