22, WOODPECKER DRIVE, WATTON, THETFORD, IP25 6TW - £185,000

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.

22 WOODPECKER DRIVE is a very small detached house of 69m², built sometime between 1996 and 2002, which could now be worth an estimated £252,023. It was last sold for £185,000 in September 2016, which was around 34% below the average September 2016 detached price in the Breckland local authority area. The most recent EPC inspection was May 2014, where the current energy rating was D, and the potential energy rating was B.

22 WOODPECKER DRIVE Sold Prices

Land registry data shows three sales for 22 WOODPECKER DRIVE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Breckland local authority area for the corresponding sale date. Two of the three 22 WOODPECKER DRIVE sales were for below the average price, whilst one 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
2016 30 SEP	£185,000	£280,155	34% below HPI
2006 24 AUG	£158,000	£213,981	26% below HPI
1998 31 MAR	£82,975	£75,178	10% above HPI

22 WOODPECKER DRIVE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Breckland local authority area over time, sourced from the HPI. The three 22 WOODPECKER DRIVE sales between March 1998 and September 2016 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 August 2006 sale was for 26% below the HPI. So the extrapolation line tracks at 26% below the HPI over time, until the September 2016 sale, where it falls to 34% below the HPI. The line then continues to track at 34% below the HPI.

What might 22 WOODPECKER DRIVE be worth now?

22 WOODPECKER DRIVE might now be worth an estimated £252,023.

This is based on house price inflation of 36.2%, between September 2016 and October 2025, for detached houses, in the Breckland local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 36.2% inflationary increase is applied to the most recent sale price for 22 WOODPECKER DRIVE of £185,000 on 30th September 2016. For the value to have increased from £185,000 to £252,023 over the eight years and eleven months to October 2025, the following assumptions must hold true:

• The value of 22 WOODPECKER DRIVE has moved in line with the HPI for detached houses in the Breckland local authority area.
• The September 2016 sale price of £185,000 represented a fair market value for the property.
• The size, condition, and specification of 22 WOODPECKER DRIVE has not materially changed since September 2016.

How Large is 22 WOODPECKER DRIVE?

22 WOODPECKER DRIVE is 69m² according to the EPC inspection conducted in May 2014. This puts it in the smallest 20% of detached houses houses in Watton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Watton, and where 22 WOODPECKER DRIVE lies on this distribution: 16% of detached houses houses are smaller than 22 WOODPECKER DRIVE, and 83% of houses are larger. Note that EPC data is not available for all properties in Watton.

22 WOODPECKER DRIVE: Plot and Title Map

22 WOODPECKER DRIVE sits on a plot of roughly 0.079 of an acre, or 318m². The below map shows the location of 22 WOODPECKER DRIVE, 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 WOODPECKER DRIVE). 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 WOODPECKER DRIVE?

22 WOODPECKER DRIVE is located in WATTON, in the IP25 postcode district. The below map shows the position of No. 22 on WOODPECKER DRIVE.