11, THE BLACKBIRDS, WATLING STREET, HOCKLIFFE, LEIGHTON BUZZARD, LU7 9LY - £253,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

11 THE BLACKBIRDS is a midsized semi-detached house of 103m², built sometime between 2003 and 2006, which could now be worth an estimated £321,386. It was last sold for £253,000 in March 2017, which was around 13% below the average March 2017 semi-detached price in the Central Bedfordshire local authority area. The most recent EPC inspection was July 2024, where the current energy rating was E, and the potential energy rating was B.

11 THE BLACKBIRDS Sold Prices

Land registry data shows two sales for 11 THE BLACKBIRDS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Central Bedfordshire local authority area for the corresponding sale date. Both of the two 11 THE BLACKBIRDS 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 28 MAR	£253,000	£292,438	13% below HPI
2006 6 OCT	£175,000	£195,390	10% below HPI

11 THE BLACKBIRDS Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Central Bedfordshire local authority area over time, sourced from the HPI. The two 11 THE BLACKBIRDS sales from October 2006 and March 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 October 2006 sale was for 10% below the HPI. So the extrapolation line tracks at 10% below the HPI over time, until the March 2017 sale, where it falls to 13% below the HPI. The line then continues to track at 13% below the HPI.

What might 11 THE BLACKBIRDS be worth now?

11 THE BLACKBIRDS might now be worth an estimated £321,386.

This is based on house price inflation of 27%, between March 2017 and December 2024, for semi-detached houses, in the Central Bedfordshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 27% inflationary increase is applied to the most recent sale price for 11 THE BLACKBIRDS of £253,000 on 28th March 2017. For the value to have increased from £253,000 to £321,386 over the six years and three months to December 2024, the following assumptions must hold true:

• The value of 11 THE BLACKBIRDS has moved in line with the HPI for semi-detached houses in the Central Bedfordshire local authority area.
• The March 2017 sale price of £253,000 represented a fair market value for the property.
• The size, condition, and specification of 11 THE BLACKBIRDS has not materially changed since March 2017.

How Large is 11 THE BLACKBIRDS?

11 THE BLACKBIRDS is 103m² according to the EPC inspection conducted in July 2024. This puts it in the largest 50% of semi-detached houses houses in Hockliffe, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Hockliffe, and where 11 THE BLACKBIRDS lies on this distribution: 50% of semi-detached houses houses are smaller than 11 THE BLACKBIRDS, and 50% of houses are larger. Note that EPC data is not available for all properties in Hockliffe.

11 THE BLACKBIRDS: Plot and Title Map

11 THE BLACKBIRDS sits on a plot of roughly 0.020 of an acre, or 81m². The below map shows the location of 11 THE BLACKBIRDS, 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 11 THE BLACKBIRDS). 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 11 THE BLACKBIRDS?

11 THE BLACKBIRDS is located on WATLING STREET in HOCKLIFFE, in the LU7 postcode district. The below map shows the position of 11 THE BLACKBIRDS on WATLING STREET.