LILY COTTAGE, DARSHAM ROAD, WESTLETON, SAXMUNDHAM, IP17 3AH - £295,000

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.

LILY COTTAGE is a very small semi-detached house of 82m², built sometime between 1996 and 2002, which could now be worth an estimated £503,291. It was last sold for £295,000 in January 2013, which was around 85% above the average January 2013 semi-detached price in the East Suffolk local authority area. The most recent EPC inspection was October 2012, where the current energy rating was D, and the potential energy rating was B.

LILY COTTAGE Sold Prices

Land registry data shows three sales for LILY COTTAGE 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 East Suffolk local authority area for the corresponding sale date. All of the three LILY COTTAGE 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 11 JAN	£295,000	£159,730	85% above HPI
2006 28 JUL	£275,000	£152,566	80% above HPI
2002 14 MAY	£165,000	£93,934	76% above HPI

LILY COTTAGE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the East Suffolk local authority area over time, sourced from the HPI. The three LILY COTTAGE sales between May 2002 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 July 2006 sale was for 80% above the HPI. So the extrapolation line tracks at 80% above the HPI over time, until the January 2013 sale, where it rises to 85% above the HPI. The line then continues to track at 85% above the HPI.

What might LILY COTTAGE be worth now?

LILY COTTAGE might now be worth an estimated £503,291.

This is based on house price inflation of 70.6%, between January 2013 and June 2025, for semi-detached houses, in the East Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 70.6% inflationary increase is applied to the most recent sale price for LILY COTTAGE of £295,000 on 11th January 2013. For the value to have increased from £295,000 to £503,291 over the eleven years and seven months to June 2025, the following assumptions must hold true:

• The value of LILY COTTAGE has moved in line with the HPI for semi-detached houses in the East Suffolk local authority area.
• The January 2013 sale price of £295,000 represented a fair market value for the property.
• The size, condition, and specification of LILY COTTAGE has not materially changed since January 2013.

How Large is LILY COTTAGE?

LILY COTTAGE is 82m² according to the EPC inspection conducted in October 2012. This puts it in the smallest 10% of semi-detached houses houses in Westleton, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Westleton, and where LILY COTTAGE lies on this distribution: 9% of semi-detached houses houses are smaller than LILY COTTAGE, and 91% of houses are larger. Note that EPC data is not available for all properties in Westleton.

LILY COTTAGE: Plot and Title Map

LILY COTTAGE sits on a plot of roughly 0.033 of an acre, or 133m². The below map shows the location of LILY COTTAGE, 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 LILY COTTAGE). 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 LILY COTTAGE?

LILY COTTAGE is located on DARSHAM ROAD in WESTLETON, in the IP17 postcode district. The below map shows the position of LILY COTTAGE on DARSHAM ROAD.