THE OLD FORGE, BARNPOOL, SHIPHAM, WINSCOMBE, BS25 1SS - £178,000

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.

THE OLD FORGE is a very small extended detached house of 70m², built sometime before 1900, which could now be worth an estimated £336,474. It was last sold for £178,000 in January 2004, which was around 26% below the average January 2004 detached price in the Somerset local authority area. The most recent EPC inspection was July 2010, where the current energy rating was D, and the potential energy rating was D.

THE OLD FORGE Sold Prices

Land registry data shows three sales for THE OLD FORGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Somerset local authority area for the corresponding sale date. All of the three THE OLD FORGE 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
2004 19 JAN	£178,000	£239,008	26% below HPI
2000 31 MAY	£109,950	£135,442	19% below HPI
1998 30 MAR	£60,000	£103,063	42% below HPI

THE OLD FORGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Somerset local authority area over time, sourced from the HPI. The three THE OLD FORGE sales between March 1998 and January 2004 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 May 2000 sale was for 19% below the HPI. So the extrapolation line tracks at 19% below the HPI over time, until the January 2004 sale, where it falls to 26% below the HPI. The line then continues to track at 26% below the HPI.

What might THE OLD FORGE be worth now?

THE OLD FORGE might now be worth an estimated £336,474.

This is based on house price inflation of 89%, between January 2004 and April 2026, for detached houses, in the Somerset local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 89% inflationary increase is applied to the most recent sale price for THE OLD FORGE of £178,000 on 19th January 2004. For the value to have increased from £178,000 to £336,474 over the 21 years and nine months to April 2026, the following assumptions must hold true:

• The value of THE OLD FORGE has moved in line with the HPI for detached houses in the Somerset local authority area.
• The January 2004 sale price of £178,000 represented a fair market value for the property.
• The size, condition, and specification of THE OLD FORGE has not materially changed since January 2004.

How Large is THE OLD FORGE?

THE OLD FORGE is 70m², which includes one extension, according to the EPC inspection conducted in July 2010. This puts it in the smallest 10% of detached houses houses in Shipham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Shipham, and where THE OLD FORGE lies on this distribution: 3% of detached houses houses are smaller than THE OLD FORGE, and 97% of houses are larger. Note that EPC data is not available for all properties in Shipham.

THE OLD FORGE: Plot and Title Map

THE OLD FORGE sits on a plot of roughly 0.028 of an acre, or 114m². The below map shows the location of THE OLD FORGE, 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 THE OLD FORGE). 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 THE OLD FORGE?

THE OLD FORGE is located on BARNPOOL in SHIPHAM, in the BS25 postcode district. The below map shows the position of THE OLD FORGE on BARNPOOL.