12, WARRENER'S REACH, LAKENHEATH, BRANDON, IP27 9DJ - £206,500

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

12 WARRENER'S REACH is a large detached house of 102m², built sometime from 2007 onwards, which could now be worth an estimated £261,010. It was last sold for £206,500 in November 2016, which was around 42% below the average November 2016 detached price in the West Suffolk local authority area. The most recent EPC inspection was August 2016, where the current energy rating was C, and the potential energy rating was B.

12 WARRENER'S REACH Sold Prices

Land registry data shows two sales for 12 WARRENER'S REACH since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the West Suffolk local authority area for the corresponding sale date. Both of the two 12 WARRENER'S REACH 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 30 NOV	£206,500	£356,430	42% below HPI
2007 29 MAY	£212,995	£268,173	21% below HPI

12 WARRENER'S REACH Price Paid vs. HPI Average

The below graph shows the average detached house price in the West Suffolk local authority area over time, sourced from the HPI. The two 12 WARRENER'S REACH sales from May 2007 and November 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 May 2007 sale was for 21% below the HPI. So the extrapolation line tracks at 21% below the HPI over time, until the November 2016 sale, where it falls to 42% below the HPI. The line then continues to track at 42% below the HPI.

What might 12 WARRENER'S REACH be worth now?

12 WARRENER'S REACH might now be worth an estimated £261,010.

This is based on house price inflation of 26.4%, between November 2016 and February 2025, for detached houses, in the West Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 26.4% inflationary increase is applied to the most recent sale price for 12 WARRENER'S REACH of £206,500 on 30th November 2016. For the value to have increased from £206,500 to £261,010 over the nine years and nine months to February 2025, the following assumptions must hold true:

• The value of 12 WARRENER'S REACH has moved in line with the HPI for detached houses in the West Suffolk local authority area.
• The November 2016 sale price of £206,500 represented a fair market value for the property.
• The size, condition, and specification of 12 WARRENER'S REACH has not materially changed since November 2016.

How Large is 12 WARRENER'S REACH?

12 WARRENER'S REACH is 102m² according to the EPC inspection conducted in August 2016. This puts it in the largest 40% of detached houses houses in Lakenheath, based on EPC data. The below chart shows the distribution of detached houses houses by size in Lakenheath, and where 12 WARRENER'S REACH lies on this distribution: 62% of detached houses houses are smaller than 12 WARRENER'S REACH, and 37% of houses are larger. Note that EPC data is not available for all properties in Lakenheath.

12 WARRENER'S REACH: Plot and Title Map

12 WARRENER'S REACH sits on a plot of roughly 0.063 of an acre, or 256m². The below map shows the location of 12 WARRENER'S REACH, 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 WARRENER'S REACH). 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 WARRENER'S REACH?

12 WARRENER'S REACH is located in LAKENHEATH, in the IP27 postcode district. The below map shows the position of No. 12 on WARRENER'S REACH.