2, COLES VIEW, WENHASTON, HALESWORTH, IP19 9BF - £457,500

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 COLES VIEW is a very large extended detached house of 184m², built sometime between 2003 and 2006, which could now be worth an estimated £748,744. It was last sold for £457,500 in February 2008, which was around 77% above the average February 2008 detached price in the East Suffolk local authority area. The most recent EPC inspection was May 2013, where the current energy rating was C, and the potential energy rating was B.

2 COLES VIEW Sold Prices

Land registry data shows two sales for 2 COLES VIEW since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the East Suffolk local authority area for the corresponding sale date. Both of the two 2 COLES VIEW sales were for above 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
2008 14 FEB	£457,500	£258,491	77% above HPI
2004 25 AUG	£390,000	£220,943	77% above HPI

2 COLES VIEW Price Paid vs. HPI Average

The below graph shows the average detached house price in the East Suffolk local authority area over time, sourced from the HPI. The two 2 COLES VIEW sales from August 2004 and February 2008 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 August 2004 sale was for 77% above the HPI. So the extrapolation line tracks at 77% above the HPI over time, until the February 2008 sale, which was also at 77% above the HPI.

What might 2 COLES VIEW be worth now?

2 COLES VIEW might now be worth an estimated £748,744.

This is based on house price inflation of 63.7%, between February 2008 and February 2025, for 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 63.7% inflationary increase is applied to the most recent sale price for 2 COLES VIEW of £457,500 on 14th February 2008. For the value to have increased from £457,500 to £748,744 over the seventeen years to February 2025, the following assumptions must hold true:

• The value of 2 COLES VIEW has moved in line with the HPI for detached houses in the East Suffolk local authority area.
• The February 2008 sale price of £457,500 represented a fair market value for the property.
• The size, condition, and specification of 2 COLES VIEW has not materially changed since February 2008.

How Large is 2 COLES VIEW?

2 COLES VIEW is 184m², which includes four extensions, according to the EPC inspection conducted in May 2013. This puts it in the largest 10% of detached houses houses in Wenhaston, based on EPC data. The below chart shows the distribution of detached houses houses by size in Wenhaston, and where 2 COLES VIEW lies on this distribution: 89% of detached houses houses are smaller than 2 COLES VIEW, and 10% of houses are larger. Note that EPC data is not available for all properties in Wenhaston.

2 COLES VIEW: Plot and Title Map

2 COLES VIEW sits on a plot of roughly 0.184 of an acre, or 746m². The below map shows the location of 2 COLES VIEW, 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 COLES VIEW). 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 COLES VIEW?

2 COLES VIEW is located in WENHASTON, in the IP19 postcode district. The below map shows the position of No. 2 on COLES VIEW.