2, CHERRY TREE COTTAGE, THE STREET, HACHESTON, WOODBRIDGE, IP13 0DR - £198,000

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

2 CHERRY TREE COTTAGE is a very small extended semi-detached house of 90m², built sometime before 1900, which could now be worth an estimated £349,178. It was last sold for £198,000 in May 2011, which was around 25% above the average May 2011 semi-detached price in the East Suffolk local authority area. The most recent EPC inspection was January 2022, where the current energy rating was D, and the potential energy rating was C.

2 CHERRY TREE COTTAGE Sold Prices

Land registry data shows five sales for 2 CHERRY TREE COTTAGE since 1^st January 1995. The below table shows the price paid for the five sales, along with the average semi-detached price in the East Suffolk local authority area for the corresponding sale date. The five 2 CHERRY TREE COTTAGE sales were a mix of above the average price, and roughly equal to 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
2011 6 MAY	£198,000	£158,234	25% above HPI
2004 19 NOV	£183,750	£142,471	29% above HPI
2001 27 APR	£94,000	£77,242	22% above HPI
1997 15 AUG	£58,500	£51,753	13% above HPI
1995 14 JUL	£48,000	£47,813	Close to HPI

2 CHERRY TREE COTTAGE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the East Suffolk local authority area over time, sourced from the HPI. The five 2 CHERRY TREE COTTAGE sales between July 1995 and May 2011 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 November 2004 sale was for 29% above the HPI. So the extrapolation line tracks at 29% above the HPI over time, until the May 2011 sale, where it falls to 25% above the HPI. The line then continues to track at 25% above the HPI.

What might 2 CHERRY TREE COTTAGE be worth now?

2 CHERRY TREE COTTAGE might now be worth an estimated £349,178.

This is based on house price inflation of 76.4%, between May 2011 and February 2025, for semi-detached houses, in the East Suffolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 76.4% inflationary increase is applied to the most recent sale price for 2 CHERRY TREE COTTAGE of £198,000 on 6th May 2011. For the value to have increased from £198,000 to £349,178 over the fourteen years and three months to February 2025, the following assumptions must hold true:

• The value of 2 CHERRY TREE COTTAGE has moved in line with the HPI for semi-detached houses in the East Suffolk local authority area.
• The May 2011 sale price of £198,000 represented a fair market value for the property.
• The size, condition, and specification of 2 CHERRY TREE COTTAGE has not materially changed since May 2011.

How Large is 2 CHERRY TREE COTTAGE?

2 CHERRY TREE COTTAGE is 90m², which includes two extensions, according to the EPC inspection conducted in January 2022. This puts it in the smallest 20% of semi-detached houses houses in Hacheston, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Hacheston, and where 2 CHERRY TREE COTTAGE lies on this distribution: 13% of semi-detached houses houses are smaller than 2 CHERRY TREE COTTAGE, and 87% of houses are larger. Note that EPC data is not available for all properties in Hacheston.

2 CHERRY TREE COTTAGE: Plot and Title Map

2 CHERRY TREE COTTAGE sits on a plot of roughly 0.133 of an acre, or 539m². The below map shows the location of 2 CHERRY TREE COTTAGE, 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 2 CHERRY TREE COTTAGE). 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 2 CHERRY TREE COTTAGE?

2 CHERRY TREE COTTAGE is located on THE STREET in HACHESTON, in the IP13 postcode district. The below map shows the position of 2 CHERRY TREE COTTAGE on THE STREET.