17, GRASSLANDS, SMALLFIELD, HORLEY, RH6 9NU - £450,000

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.

17 GRASSLANDS is a large detached house of 126m², built sometime between 1983 and 1990, which could now be worth an estimated £425,022. It was last sold for £450,000 in February 2022, which was around 52% below the average February 2022 detached price in the Tandridge local authority area. The most recent EPC inspection was March 2015, where the current energy rating was E, and the potential energy rating was C.

17 GRASSLANDS Sold Prices

Land registry data shows four sales for 17 GRASSLANDS since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Tandridge local authority area for the corresponding sale date. All of the four 17 GRASSLANDS 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
2022 7 FEB	£450,000	£927,922	52% below HPI
2006 27 FEB	£249,950	£466,033	46% below HPI
2001 31 AUG	£187,500	£347,531	46% below HPI
1996 28 JUN	£99,995	£167,738	40% below HPI

17 GRASSLANDS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Tandridge local authority area over time, sourced from the HPI. The four 17 GRASSLANDS sales between June 1996 and February 2022 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 2006 sale was for 46% below the HPI. So the extrapolation line tracks at 46% below the HPI over time, until the February 2022 sale, where it falls to 52% below the HPI. The line then continues to track at 52% below the HPI.

What might 17 GRASSLANDS be worth now?

17 GRASSLANDS might now be worth an estimated £425,022.

This is based on house price deflation of 5.6%, between February 2022 and February 2025, for detached houses, in the Tandridge local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 5.6% deflationary decrease is applied to the most recent sale price for 17 GRASSLANDS of £450,000 on 7th February 2022. For the value to have decreased from £450,000 to £425,022 over the three years to February 2025, the following assumptions must hold true:

• The value of 17 GRASSLANDS has moved in line with the HPI for detached houses in the Tandridge local authority area.
• The February 2022 sale price of £450,000 represented a fair market value for the property.
• The size, condition, and specification of 17 GRASSLANDS has not materially changed since February 2022.

How Large is 17 GRASSLANDS?

17 GRASSLANDS is 126m² according to the EPC inspection conducted in March 2015. This puts it in the largest 40% of detached houses houses in Smallfield, based on EPC data. The below chart shows the distribution of detached houses houses by size in Smallfield, and where 17 GRASSLANDS lies on this distribution: 64% of detached houses houses are smaller than 17 GRASSLANDS, and 35% of houses are larger. Note that EPC data is not available for all properties in Smallfield.

17 GRASSLANDS: Plot and Title Map

17 GRASSLANDS sits on a plot of roughly 0.062 of an acre, or 252m². The below map shows the location of 17 GRASSLANDS, 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 17 GRASSLANDS). 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 17 GRASSLANDS?

17 GRASSLANDS is located in SMALLFIELD, in the RH6 postcode district. The below map shows the position of No. 17 on GRASSLANDS.