164, WISHING TREE ROAD, ST LEONARDS-ON-SEA, TN38 9LB - £215,000

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

164 WISHING TREE ROAD is a small semi-detached house of 84m², built sometime between 1976 and 1982, which could now be worth an estimated £262,120. It was last sold for £215,000 in November 2019, which was around 22% below the average November 2019 semi-detached price in the Hastings local authority area. The most recent EPC inspection was July 2018, where the current energy rating was C, and the potential energy rating was B.

164 WISHING TREE ROAD Sold Prices

Land registry data shows two sales for 164 WISHING TREE ROAD 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 Hastings local authority area for the corresponding sale date. Both of the two 164 WISHING TREE ROAD 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
2019 22 NOV	£215,000	£275,160	22% below HPI
2004 6 OCT	£97,000	£157,296	38% below HPI

164 WISHING TREE ROAD Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Hastings local authority area over time, sourced from the HPI. The two 164 WISHING TREE ROAD sales from October 2004 and November 2019 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 2004 sale was for 38% below the HPI. So the extrapolation line tracks at 38% below the HPI over time, until the November 2019 sale, where it rises to 22% below the HPI. The line then continues to track at 22% below the HPI.

What might 164 WISHING TREE ROAD be worth now?

164 WISHING TREE ROAD might now be worth an estimated £262,120.

This is based on house price inflation of 21.9%, between November 2019 and December 2024, for semi-detached houses, in the Hastings local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 21.9% inflationary increase is applied to the most recent sale price for 164 WISHING TREE ROAD of £215,000 on 22nd November 2019. For the value to have increased from £215,000 to £262,120 over the four years and eleven months to December 2024, the following assumptions must hold true:

• The value of 164 WISHING TREE ROAD has moved in line with the HPI for semi-detached houses in the Hastings local authority area.
• The November 2019 sale price of £215,000 represented a fair market value for the property.
• The size, condition, and specification of 164 WISHING TREE ROAD has not materially changed since November 2019.

How Large is 164 WISHING TREE ROAD?

164 WISHING TREE ROAD is 84m² according to the EPC inspection conducted in July 2018. This puts it in the smallest 30% of semi-detached houses houses in Hastings, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Hastings, and where 164 WISHING TREE ROAD lies on this distribution: 23% of semi-detached houses houses are smaller than 164 WISHING TREE ROAD, and 76% of houses are larger. Note that EPC data is not available for all properties in Hastings.

164 WISHING TREE ROAD: Plot and Title Map

164 WISHING TREE ROAD sits on a plot of roughly 0.046 of an acre, or 185m². The below map shows the location of 164 WISHING TREE ROAD, 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 164 WISHING TREE ROAD). 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 164 WISHING TREE ROAD?

164 WISHING TREE ROAD is located in ST. LEONARDS-ON-SEA, in the TN38 postcode district. The below map shows the position of No. 164 on WISHING TREE ROAD.