2, THE PINES, FORMBY, LIVERPOOL, L37 2NA - £800,000

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 PINES is a very large detached house of 262m², built in 2019, which could now be worth an estimated £885,148. It was last sold for £800,000 in November 2022, which was around 124% above the average November 2022 detached price in the Sefton local authority area. The most recent EPC inspection was July 2022, where the current energy rating was B, and the potential energy rating was A.

2 THE PINES Sold Prices

Land registry data shows two sales for 2 THE PINES since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Sefton local authority area for the corresponding sale date. Both of the two 2 THE PINES 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 16 NOV	£800,000	£357,833	124% above HPI
2019 13 MAY	£355,000	£281,162	26% above HPI

2 THE PINES Price Paid vs. HPI Average

The below graph shows the average detached house price in the Sefton local authority area over time, sourced from the HPI. The two 2 THE PINES sales from May 2019 and November 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 May 2019 sale was for 26% above the HPI. So the extrapolation line tracks at 26% above the HPI over time, until the November 2022 sale, where it rises to 124% above the HPI. The line then continues to track at 124% above the HPI.

What might 2 THE PINES be worth now?

2 THE PINES might now be worth an estimated £885,148.

This is based on house price inflation of 10.6%, between November 2022 and July 2026, for detached houses, in the Sefton local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 10.6% inflationary increase is applied to the most recent sale price for 2 THE PINES of £800,000 on 16th November 2022. For the value to have increased from £800,000 to £885,148 over the four years and four months to July 2026, the following assumptions must hold true:

• The value of 2 THE PINES has moved in line with the HPI for detached houses in the Sefton local authority area.
• The November 2022 sale price of £800,000 represented a fair market value for the property.
• The size, condition, and specification of 2 THE PINES has not materially changed since November 2022.

How Large is 2 THE PINES?

2 THE PINES is 262m² according to the EPC inspection conducted in July 2022. This puts it in the largest 10% of detached houses houses in Formby, based on EPC data. The below chart shows the distribution of detached houses houses by size in Formby, and where 2 THE PINES lies on this distribution: 91% of detached houses houses are smaller than 2 THE PINES, and 9% of houses are larger. Note that EPC data is not available for all properties in Formby.

2 THE PINES: Plot and Title Map

2 THE PINES sits on a plot of roughly 0.049 of an acre, or 197m². The below map shows the location of 2 THE PINES, 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 PINES). 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 PINES?

2 THE PINES is located in FORMBY, in the L37 postcode district. The below map shows the position of No. 2 on THE PINES.