12, THE BLACKBIRDS, WATLING STREET, HOCKLIFFE, LEIGHTON BUZZARD, LU7 9LY - £316,000

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

12 THE BLACKBIRDS is a very small extended semi-detached house of 92m², built sometime between 2003 and 2006, which could now be worth an estimated £330,406. It was last sold for £316,000 in May 2023, which was around 11% below the average May 2023 semi-detached price in the Central Bedfordshire local authority area. The most recent EPC inspection was July 2022, where the current energy rating was D, and the potential energy rating was B.

12 THE BLACKBIRDS Sold Prices

Land registry data shows four sales for 12 THE BLACKBIRDS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average semi-detached price in the Central Bedfordshire local authority area for the corresponding sale date. All of the four 12 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
2023 2 MAY	£316,000	£355,287	11% below HPI
2019 7 FEB	£275,000	£312,110	12% below HPI
2015 21 AUG	£195,000	£249,861	22% below HPI
2006 6 OCT	£185,000	£195,390	5% below HPI

12 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 four 12 THE BLACKBIRDS sales between October 2006 and May 2023 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 February 2019 sale was for 12% below the HPI. So the extrapolation line tracks at 12% below the HPI over time, until the May 2023 sale, where it rises to 11% below the HPI. The line then continues to track at 11% below the HPI.

What might 12 THE BLACKBIRDS be worth now?

12 THE BLACKBIRDS might now be worth an estimated £330,406.

This is based on house price inflation of 4.6%, between May 2023 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 4.6% inflationary increase is applied to the most recent sale price for 12 THE BLACKBIRDS of £316,000 on 2nd May 2023. For the value to have increased from £316,000 to £330,406 over the five months to December 2024, the following assumptions must hold true:

• The value of 12 THE BLACKBIRDS has moved in line with the HPI for semi-detached houses in the Central Bedfordshire local authority area.
• The May 2023 sale price of £316,000 represented a fair market value for the property.
• The size, condition, and specification of 12 THE BLACKBIRDS has not materially changed since May 2023.

How Large is 12 THE BLACKBIRDS?

12 THE BLACKBIRDS is 92m², which includes two extensions, according to the EPC inspection conducted in July 2022. This puts it in the smallest 10% 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 12 THE BLACKBIRDS lies on this distribution: 6% of semi-detached houses houses are smaller than 12 THE BLACKBIRDS, and 94% of houses are larger. Note that EPC data is not available for all properties in Hockliffe.

12 THE BLACKBIRDS: Plot and Title Map

12 THE BLACKBIRDS sits on a plot of roughly 0.030 of an acre, or 123m². The below map shows the location of 12 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 12 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 12 THE BLACKBIRDS?

12 THE BLACKBIRDS is located on WATLING STREET in HOCKLIFFE, in the LU7 postcode district. The below map shows the position of 12 THE BLACKBIRDS on WATLING STREET.