2, THE WILLOWS, CRIGGLESTONE, WAKEFIELD, WF4 3LN - £151,000

2 THE WILLOWS is a midsized detached house of 111m², built sometime between 1976 and 1982. It was last sold for £151,000 in November 2011, which was around 21% below the average November 2011 detached price in the Wakefield local authority area. The most recent EPC inspection was November 2014, where the current energy rating was D, and the potential energy rating was B.

2 THE WILLOWS Sold Prices

Land registry data shows two sales for 2 THE WILLOWS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Wakefield local authority area for the corresponding sale date. One of the two 2 THE WILLOWS sales was for below the average price, whilst the other was 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 28 NOV	£151,000	£191,788	21% below HPI
1998 18 MAR	£108,000	£79,214	36% above HPI

2 THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wakefield local authority area over time, sourced from the HPI. The two 2 THE WILLOWS sales from March 1998 and November 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 March 1998 sale was for 36% above the HPI. So the extrapolation line tracks at 36% above the HPI over time, until the November 2011 sale, where it falls to 21% below the HPI. The line then continues to track at 21% below the HPI.

How Large is 2 THE WILLOWS?

2 THE WILLOWS is 111m² according to the EPC inspection conducted in November 2014. This puts it in the smallest 50% of detached houses in Crigglestone, based on EPC data. The below chart shows the distribution of detached houses by size in Crigglestone, and where 2 THE WILLOWS lies on this distribution: 47% of detached houses are smaller than 2 THE WILLOWS, and 53% of houses are larger. Note that EPC data is not available for all properties in Crigglestone.

2 THE WILLOWS: Plot and Title Map

2 THE WILLOWS sits on a plot of roughly 0.109 of an acre, or 443m². The below map shows the location of 2 THE WILLOWS, 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 WILLOWS). 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 WILLOWS?

2 THE WILLOWS is located in CRIGGLESTONE, in the WF4 postcode district. The below map shows the position of No. 2 on THE WILLOWS.