11, THE RETREAT, CRADLEY HEATH, B64 7LD - £160,000

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 RETREAT is a very small detached house of 45m², built sometime between 1991 and 1995, which could now be worth an estimated £265,396. It was last sold for £160,000 in April 2016, which was around 16% below the average April 2016 detached price in the Sandwell local authority area. The most recent EPC inspection was April 2015, where the current energy rating was D, and the potential energy rating was B.

11 THE RETREAT Sold Prices

Land registry data shows three sales for 11 THE RETREAT since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Sandwell local authority area for the corresponding sale date. All of the three 11 THE RETREAT 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
2016 7 APR	£160,000	£190,539	16% below HPI
2006 6 JAN	£156,000	£171,466	9% below HPI
2001 28 NOV	£86,500	£91,153	5% below HPI

11 THE RETREAT Price Paid vs. HPI Average

The below graph shows the average detached house price in the Sandwell local authority area over time, sourced from the HPI. The three 11 THE RETREAT sales between November 2001 and April 2016 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 2006 sale was for 9% below the HPI. So the extrapolation line tracks at 9% below the HPI over time, until the April 2016 sale, where it falls to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might 11 THE RETREAT be worth now?

11 THE RETREAT might now be worth an estimated £265,396.

This is based on house price inflation of 65.9%, between April 2016 and February 2025, for detached houses, in the Sandwell local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 65.9% inflationary increase is applied to the most recent sale price for 11 THE RETREAT of £160,000 on 7th April 2016. For the value to have increased from £160,000 to £265,396 over the nine years and two months to February 2025, the following assumptions must hold true:

• The value of 11 THE RETREAT has moved in line with the HPI for detached houses in the Sandwell local authority area.
• The April 2016 sale price of £160,000 represented a fair market value for the property.
• The size, condition, and specification of 11 THE RETREAT has not materially changed since April 2016.

How Large is 11 THE RETREAT?

11 THE RETREAT is 45m² according to the EPC inspection conducted in April 2015. This puts it in the smallest 10% of detached houses houses in Cradley Heath, based on EPC data. The below chart shows the distribution of detached houses houses by size in Cradley Heath, and where 11 THE RETREAT lies on this distribution: 1% of detached houses houses are smaller than 11 THE RETREAT, and 98% of houses are larger. Note that EPC data is not available for all properties in Cradley Heath.

11 THE RETREAT: Plot and Title Map

11 THE RETREAT sits on a plot of roughly 0.048 of an acre, or 196m². The below map shows the location of 11 THE RETREAT, 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 RETREAT). 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 RETREAT?

11 THE RETREAT is located in CRADLEY HEATH, in the B64 postcode district. The below map shows the position of No. 11 on THE RETREAT.