12, SPRUCE DRIVE, BICESTER, OX26 3YN - £375,000

12 SPRUCE DRIVE is a very small detached house of 88m², built sometime between 1991 and 1995. It was last sold for £375,000 in September 2017, which was around 22% below the average September 2017 detached price in the Cherwell local authority area. The most recent EPC inspection was January 2014, where the current energy rating was D, and the potential energy rating was B.

12 SPRUCE DRIVE Sold Prices

Land registry data shows five sales for 12 SPRUCE DRIVE since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Cherwell local authority area for the corresponding sale date. All of the five 12 SPRUCE DRIVE 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
2017 27 SEP	£375,000	£481,307	22% below HPI
2013 30 JAN	£255,000	£348,274	27% below HPI
2003 24 OCT	£187,000	£273,986	32% below HPI
2001 30 NOV	£163,000	£215,284	24% below HPI
1996 4 OCT	£84,000	£106,925	21% below HPI

12 SPRUCE DRIVE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cherwell local authority area over time, sourced from the HPI. The five 12 SPRUCE DRIVE sales between October 1996 and September 2017 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 January 2013 sale was for 27% below the HPI. So the extrapolation line tracks at 27% below the HPI over time, until the September 2017 sale, where it rises to 22% below the HPI. The line then continues to track at 22% below the HPI.

How Large is 12 SPRUCE DRIVE?

12 SPRUCE DRIVE is 88m² according to the EPC inspection conducted in January 2014. This puts it in the smallest 20% of detached houses in Bicester, based on EPC data. The below chart shows the distribution of detached houses by size in Bicester, and where 12 SPRUCE DRIVE lies on this distribution: 19% of detached houses are smaller than 12 SPRUCE DRIVE, and 81% of houses are larger. Note that EPC data is not available for all properties in Bicester.

12 SPRUCE DRIVE: Plot and Title Map

12 SPRUCE DRIVE sits on a plot of roughly 0.061 of an acre, or 249m². The below map shows the location of 12 SPRUCE DRIVE, 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 12 SPRUCE DRIVE). 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 12 SPRUCE DRIVE?

12 SPRUCE DRIVE is located in BICESTER, in the OX26 postcode district. The below map shows the position of No. 12 on SPRUCE DRIVE.