THE WILLOWS, WETHERBY ROAD, RUFFORTH, YORK, YO23 3QB - £268,000

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 WILLOWS is a very small detached house of 84m², built sometime before 1900, which could now be worth an estimated £490,125. It was last sold for £268,000 in October 2009, which was around 3% below the average October 2009 detached price in the York local authority area. The most recent EPC inspection was May 2025, where the current energy rating was F, and the potential energy rating was D.

THE WILLOWS Sold Prices

Land registry data shows six sales for THE WILLOWS since 1^st January 1995. The below table shows the price paid for the six sales, along with the average detached price in the York local authority area for the corresponding sale date. The six THE WILLOWS sales were a mix of below the average price, and roughly equal to 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
2009 2 OCT	£268,000	£277,405	3% below HPI
2007 29 JUN	£265,000	£306,057	13% below HPI
2003 3 OCT	£220,000	£228,516	4% below HPI
2002 26 JUL	£192,000	£192,534	Close to HPI
2001 22 JUN	£139,000	£150,051	7% below HPI
1998 11 DEC	£95,000	£107,684	12% below HPI

THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the York local authority area over time, sourced from the HPI. The six THE WILLOWS sales between December 1998 and October 2009 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 June 2007 sale was for 13% below the HPI. So the extrapolation line tracks at 13% below the HPI over time, until the October 2009 sale, where it rises to 3% below the HPI. The line then continues to track at 3% below the HPI.

What might THE WILLOWS be worth now?

THE WILLOWS might now be worth an estimated £490,125.

This is based on house price inflation of 82.9%, between October 2009 and June 2025, for detached houses, in the York local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 82.9% inflationary increase is applied to the most recent sale price for THE WILLOWS of £268,000 on 2nd October 2009. For the value to have increased from £268,000 to £490,125 over the sixteen years and four months to June 2025, the following assumptions must hold true:

• The value of THE WILLOWS has moved in line with the HPI for detached houses in the York local authority area.
• The October 2009 sale price of £268,000 represented a fair market value for the property.
• The size, condition, and specification of THE WILLOWS has not materially changed since October 2009.

How Large is THE WILLOWS?

THE WILLOWS is 84m² according to the EPC inspection conducted in May 2025. This puts it in the smallest 20% of detached houses houses in Rufforth, based on EPC data. The below chart shows the distribution of detached houses houses by size in Rufforth, and where THE WILLOWS lies on this distribution: 12% of detached houses houses are smaller than THE WILLOWS, and 88% of houses are larger. Note that EPC data is not available for all properties in Rufforth.

THE WILLOWS: Plot and Title Map

THE WILLOWS sits on a plot of roughly 0.073 of an acre, or 297m². The below map shows the location of THE WILLOWS, 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 WILLOWS). 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 WILLOWS?

THE WILLOWS is located on WETHERBY ROAD in RUFFORTH, in the YO23 postcode district. The below map shows the position of THE WILLOWS on WETHERBY ROAD.