12 THE LANDINGS, THE WATERMARK, STATION ROAD, SOUTH CERNEY, CIRENCESTER, GL7 5LU - £465,000

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 LANDINGS THE WATERMARK is a midsized extended detached house of 154m², built sometime between 2003 and 2006, which could now be worth an estimated £619,875. It was last sold for £465,000 in September 2017, which was around 12% below the average September 2017 detached price in the Cotswold local authority area. The most recent EPC inspection was September 2017, where the current energy rating was C, and the potential energy rating was A.

12 THE LANDINGS THE WATERMARK Sold Prices

Land registry data shows two sales for 12 THE LANDINGS THE WATERMARK since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Cotswold local authority area for the corresponding sale date. Both of the two 12 THE LANDINGS THE WATERMARK 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 29 SEP	£465,000	£528,491	12% below HPI
2006 10 APR	£90,000	£365,516	75% below HPI

12 THE LANDINGS THE WATERMARK Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cotswold local authority area over time, sourced from the HPI. The two 12 THE LANDINGS THE WATERMARK sales from April 2006 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 April 2006 sale was for 75% below the HPI. So the extrapolation line tracks at 75% below the HPI over time, until the September 2017 sale, where it rises to 12% below the HPI. The line then continues to track at 12% below the HPI.

What might 12 THE LANDINGS THE WATERMARK be worth now?

12 THE LANDINGS THE WATERMARK might now be worth an estimated £619,875.

This is based on house price inflation of 33.3%, between September 2017 and December 2024, for detached houses, in the Cotswold local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 33.3% inflationary increase is applied to the most recent sale price for 12 THE LANDINGS THE WATERMARK of £465,000 on 29th September 2017. For the value to have increased from £465,000 to £619,875 over the six years and nine months to December 2024, the following assumptions must hold true:

• The value of 12 THE LANDINGS THE WATERMARK has moved in line with the HPI for detached houses in the Cotswold local authority area.
• The September 2017 sale price of £465,000 represented a fair market value for the property.
• The size, condition, and specification of 12 THE LANDINGS THE WATERMARK has not materially changed since September 2017.

How Large is 12 THE LANDINGS THE WATERMARK?

12 THE LANDINGS THE WATERMARK is 154m², which includes four extensions, according to the EPC inspection conducted in September 2017. This puts it in the largest 50% of detached houses houses in South Cerney, based on EPC data. The below chart shows the distribution of detached houses houses by size in South Cerney, and where 12 THE LANDINGS THE WATERMARK lies on this distribution: 58% of detached houses houses are smaller than 12 THE LANDINGS THE WATERMARK, and 41% of houses are larger. Note that EPC data is not available for all properties in South Cerney.

12 THE LANDINGS THE WATERMARK: Plot and Title Map

12 THE LANDINGS THE WATERMARK sits on a plot of roughly 12.6 acres, or 50,991m². The below map shows the location of 12 THE LANDINGS THE WATERMARK, 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 LANDINGS THE WATERMARK). 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 LANDINGS THE WATERMARK?

12 THE LANDINGS THE WATERMARK is located on STATION ROAD in SOUTH CERNEY, in the GL7 postcode district. The below map shows the position of 12 THE LANDINGS THE WATERMARK on STATION ROAD.