BIRCHWOOD, TOOLEY LANE, WRANGLE, BOSTON, PE22 9BL - £125,000

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.

BIRCHWOOD is a very small semi-detached house of 73m², built sometime between 2003 and 2006, which could now be worth an estimated £125,857. It was last sold for £125,000 in July 2023, which was around 25% below the average July 2023 semi-detached price in the Boston local authority area. The most recent EPC inspection was March 2019, where the current energy rating was D, and the potential energy rating was B.

BIRCHWOOD Sold Prices

Land registry data shows two sales for BIRCHWOOD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Boston local authority area for the corresponding sale date. Both of the two BIRCHWOOD 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
2023 28 JUL	£125,000	£166,912	25% below HPI
2011 14 OCT	£71,250	£101,934	30% below HPI

BIRCHWOOD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Boston local authority area over time, sourced from the HPI. The two BIRCHWOOD sales from October 2011 and July 2023 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 October 2011 sale was for 30% below the HPI. So the extrapolation line tracks at 30% below the HPI over time, until the July 2023 sale, where it rises to 25% below the HPI. The line then continues to track at 25% below the HPI.

What might BIRCHWOOD be worth now?

BIRCHWOOD might now be worth an estimated £125,857.

This is based on house price inflation of 0.7%, between July 2023 and August 2025, for semi-detached houses, in the Boston local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 0.7% inflationary increase is applied to the most recent sale price for BIRCHWOOD of £125,000 on 28th July 2023. For the value to have increased from £125,000 to £125,857 over the one year and eleven months to August 2025, the following assumptions must hold true:

• The value of BIRCHWOOD has moved in line with the HPI for semi-detached houses in the Boston local authority area.
• The July 2023 sale price of £125,000 represented a fair market value for the property.
• The size, condition, and specification of BIRCHWOOD has not materially changed since July 2023.

How Large is BIRCHWOOD?

BIRCHWOOD is 73m² according to the EPC inspection conducted in March 2019. This puts it in the smallest 10% of semi-detached houses houses in Wrangle, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Wrangle, and where BIRCHWOOD lies on this distribution: 4% of semi-detached houses houses are smaller than BIRCHWOOD, and 95% of houses are larger. Note that EPC data is not available for all properties in Wrangle.

BIRCHWOOD: Plot and Title Map

BIRCHWOOD sits on a plot of roughly 0.035 of an acre, or 140m². The below map shows the location of BIRCHWOOD, 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 BIRCHWOOD). 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 BIRCHWOOD?

BIRCHWOOD is located on TOOLEY LANE in WRANGLE, in the PE22 postcode district. The below map shows the position of BIRCHWOOD on TOOLEY LANE.