4, THE COBBINS, WALTHAM ABBEY, EN9 1LH - £535,000

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.

4 THE COBBINS is a small extended semi-detached house of 96m², built sometime between 1930 and 1949, which could now be worth an estimated £560,555. It was last sold for £535,000 in January 2022, which was around 3% below the average January 2022 semi-detached price in the Epping Forest local authority area. The most recent EPC inspection was August 2016, where the current energy rating was D, and the potential energy rating was B.

4 THE COBBINS Sold Prices

Land registry data shows three sales for 4 THE COBBINS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Epping Forest local authority area for the corresponding sale date. All of the three 4 THE COBBINS sales were for below 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 31 JAN	£535,000	£553,494	3% below HPI
2017 7 JUL	£440,000	£507,562	13% below HPI
2013 27 NOV	£300,000	£351,483	15% below HPI

4 THE COBBINS Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Epping Forest local authority area over time, sourced from the HPI. The three 4 THE COBBINS sales between November 2013 and January 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 July 2017 sale was for 13% below the HPI. So the extrapolation line tracks at 13% below the HPI over time, until the January 2022 sale, where it rises to 3% below the HPI. The line then continues to track at 3% below the HPI.

What might 4 THE COBBINS be worth now?

4 THE COBBINS might now be worth an estimated £560,555.

This is based on house price inflation of 4.8%, between January 2022 and June 2025, for semi-detached houses, in the Epping Forest local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 4.8% inflationary increase is applied to the most recent sale price for 4 THE COBBINS of £535,000 on 31st January 2022. For the value to have increased from £535,000 to £560,555 over the two years and seven months to June 2025, the following assumptions must hold true:

• The value of 4 THE COBBINS has moved in line with the HPI for semi-detached houses in the Epping Forest local authority area.
• The January 2022 sale price of £535,000 represented a fair market value for the property.
• The size, condition, and specification of 4 THE COBBINS has not materially changed since January 2022.

How Large is 4 THE COBBINS?

4 THE COBBINS is 96m², which includes one extension, according to the EPC inspection conducted in August 2016. This puts it in the smallest 30% of semi-detached houses houses in Waltham Abbey, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Waltham Abbey, and where 4 THE COBBINS lies on this distribution: 23% of semi-detached houses houses are smaller than 4 THE COBBINS, and 76% of houses are larger. Note that EPC data is not available for all properties in Waltham Abbey.

4 THE COBBINS: Plot and Title Map

4 THE COBBINS sits on a plot of roughly 0.053 of an acre, or 216m². The below map shows the location of 4 THE COBBINS, 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 4 THE COBBINS). 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 4 THE COBBINS?

4 THE COBBINS is located in WALTHAM ABBEY, in the EN9 postcode district. The below map shows the position of No. 4 on THE COBBINS.