THE OLD SMITHY, THE STREET, HOCKERING, DEREHAM, NR20 3AJ - £190,000

THE OLD SMITHY is a small extended detached house of 102m², built sometime before 1900. It was last sold for £190,000 in July 2010, which was around 11% below the average July 2010 detached price in the Breckland local authority area. The most recent EPC inspection was October 2008, where the current energy rating was E, and the potential energy rating was E.

THE OLD SMITHY Sold Prices

Land registry data shows two sales for THE OLD SMITHY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Breckland local authority area for the corresponding sale date. Both of the two THE OLD SMITHY 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
2010 30 JUL	£190,000	£213,271	11% below HPI
1997 5 SEP	£47,000	£74,933	37% below HPI

THE OLD SMITHY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Breckland local authority area over time, sourced from the HPI. The two THE OLD SMITHY sales from September 1997 and July 2010 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 September 1997 sale was for 37% below the HPI. So the extrapolation line tracks at 37% below the HPI over time, until the July 2010 sale, where it rises to 11% below the HPI. The line then continues to track at 11% below the HPI.

How Large is THE OLD SMITHY?

THE OLD SMITHY is 102m², which includes two extensions, according to the EPC inspection conducted in October 2008. This puts it in the smallest 40% of detached houses in Hockering, based on EPC data. The below chart shows the distribution of detached houses by size in Hockering, and where THE OLD SMITHY lies on this distribution: 37% of detached houses are smaller than THE OLD SMITHY, and 63% of houses are larger. Note that EPC data is not available for all properties in Hockering.

THE OLD SMITHY: Plot and Title Map

THE OLD SMITHY sits on a plot of roughly 0.183 of an acre, or 739m². The below map shows the location of THE OLD SMITHY, 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 SMITHY). 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 SMITHY?

THE OLD SMITHY is located on THE STREET in HOCKERING, in the NR20 postcode district. The below map shows the position of THE OLD SMITHY on THE STREET.