44, HENDERSON CLOSE, HAVERHILL, CB9 7SU - £263,000

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.

44 HENDERSON CLOSE is a very small semi-detached house of 67m², built sometime between 1991 and 1995, which could now be worth an estimated £268,666. It was last sold for £263,000 in March 2022, which was around 3% below the average March 2022 semi-detached price in the West Suffolk local authority area. The most recent EPC inspection was May 2013, where the current energy rating was D, and the potential energy rating was B.

44 HENDERSON CLOSE Sold Prices

Land registry data shows six sales for 44 HENDERSON CLOSE since 1^st January 1995. The below table shows the price paid for the six sales, along with the average semi-detached price in the West Suffolk local authority area for the corresponding sale date. Most of the six 44 HENDERSON CLOSE 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 28 MAR	£263,000	£272,501	3% below HPI
2021 3 NOV	£260,000	£264,656	2% below HPI
2003 17 FEB	£119,995	£116,482	3% above HPI
2001 8 JUN	£79,000	£85,864	8% below HPI
1998 30 SEP	£59,500	£60,804	2% below HPI
1995 14 JUN	£50,995	£48,578	5% above HPI

44 HENDERSON CLOSE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the West Suffolk local authority area over time, sourced from the HPI. The six 44 HENDERSON CLOSE sales between June 1995 and March 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 November 2021 sale was for 2% below the HPI. So the extrapolation line tracks at 2% below the HPI over time, until the March 2022 sale, where it falls to 3% below the HPI. The line then continues to track at 3% below the HPI.

What might 44 HENDERSON CLOSE be worth now?

44 HENDERSON CLOSE might now be worth an estimated £268,666.

This is based on house price inflation of 2.2%, between March 2022 and February 2025, for semi-detached houses, in the West Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.2% inflationary increase is applied to the most recent sale price for 44 HENDERSON CLOSE of £263,000 on 28th March 2022. For the value to have increased from £263,000 to £268,666 over the three years and one month to February 2025, the following assumptions must hold true:

• The value of 44 HENDERSON CLOSE has moved in line with the HPI for semi-detached houses in the West Suffolk local authority area.
• The March 2022 sale price of £263,000 represented a fair market value for the property.
• The size, condition, and specification of 44 HENDERSON CLOSE has not materially changed since March 2022.

How Large is 44 HENDERSON CLOSE?

44 HENDERSON CLOSE is 67m² according to the EPC inspection conducted in May 2013. This puts it in the smallest 10% of semi-detached houses houses in Haverhill, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Haverhill, and where 44 HENDERSON CLOSE lies on this distribution: 4% of semi-detached houses houses are smaller than 44 HENDERSON CLOSE, and 95% of houses are larger. Note that EPC data is not available for all properties in Haverhill.

44 HENDERSON CLOSE: Plot and Title Map

44 HENDERSON CLOSE sits on a plot of roughly 0.039 of an acre, or 158m². The below map shows the location of 44 HENDERSON CLOSE, 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 44 HENDERSON CLOSE). 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 44 HENDERSON CLOSE?

44 HENDERSON CLOSE is located in HAVERHILL, in the CB9 postcode district. The below map shows the position of No. 44 on HENDERSON CLOSE.