22, OBSERVATORY FIELD, WINSCOMBE, BS25 1LL - £415,000

22 OBSERVATORY FIELD is a very large extended detached house of 201m², built sometime between 2003 and 2006. It was last sold for £415,000 in January 2013, which was around 44% above the average January 2013 detached price in the North Somerset local authority area. The most recent EPC inspection was September 2012, where the current energy rating was C, and the potential energy rating was B.

22 OBSERVATORY FIELD Sold Prices

Land registry data shows two sales for 22 OBSERVATORY FIELD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the North Somerset local authority area for the corresponding sale date. Both of the two 22 OBSERVATORY FIELD 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
2013 15 JAN	£415,000	£287,818	44% above HPI
2003 16 MAY	£364,950	£216,019	69% above HPI

22 OBSERVATORY FIELD Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Somerset local authority area over time, sourced from the HPI. The two 22 OBSERVATORY FIELD sales from May 2003 and January 2013 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 2003 sale was for 69% above the HPI. So the extrapolation line tracks at 69% above the HPI over time, until the January 2013 sale, where it falls to 44% above the HPI. The line then continues to track at 44% above the HPI.

How Large is 22 OBSERVATORY FIELD?

22 OBSERVATORY FIELD is 201m², which includes two extensions, according to the EPC inspection conducted in September 2012. This puts it in the largest 10% of detached houses in Winscombe, based on EPC data. The below chart shows the distribution of detached houses by size in Winscombe, and where 22 OBSERVATORY FIELD lies on this distribution: 94% of detached houses are smaller than 22 OBSERVATORY FIELD, and 6% of houses are larger. Note that EPC data is not available for all properties in Winscombe.

22 OBSERVATORY FIELD: Plot and Title Map

22 OBSERVATORY FIELD sits on a plot of roughly 0.117 of an acre, or 473m². The below map shows the location of 22 OBSERVATORY FIELD, 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 22 OBSERVATORY FIELD). 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 22 OBSERVATORY FIELD?

22 OBSERVATORY FIELD is located in WINSCOMBE, in the BS25 postcode district. The below map shows the position of No. 22 on OBSERVATORY FIELD.