2, GRASSLANDS, SMALLFIELD, HORLEY, RH6 9NU - £425,000

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.

2 GRASSLANDS is a midsized extended detached house of 112m², built sometime between 1996 and 2002, which could now be worth an estimated £444,525. It was last sold for £425,000 in March 2021, which was around 49% below the average March 2021 detached price in the Tandridge local authority area. The most recent EPC inspection was January 2020, where the current energy rating was E, and the potential energy rating was C.

2 GRASSLANDS Sold Prices

Land registry data shows two sales for 2 GRASSLANDS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Tandridge local authority area for the corresponding sale date. Both of the two 2 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
2021 12 MAR	£425,000	£837,920	49% below HPI
1996 7 NOV	£117,000	£173,724	33% below HPI

2 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 two 2 GRASSLANDS sales from November 1996 and March 2021 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 1996 sale was for 33% below the HPI. So the extrapolation line tracks at 33% below the HPI over time, until the March 2021 sale, where it falls to 49% below the HPI. The line then continues to track at 49% below the HPI.

What might 2 GRASSLANDS be worth now?

2 GRASSLANDS might now be worth an estimated £444,525.

This is based on house price inflation of 4.6%, between March 2021 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 4.6% inflationary increase is applied to the most recent sale price for 2 GRASSLANDS of £425,000 on 12th March 2021. For the value to have increased from £425,000 to £444,525 over the four years and one month to February 2025, the following assumptions must hold true:

• The value of 2 GRASSLANDS has moved in line with the HPI for detached houses in the Tandridge local authority area.
• The March 2021 sale price of £425,000 represented a fair market value for the property.
• The size, condition, and specification of 2 GRASSLANDS has not materially changed since March 2021.

How Large is 2 GRASSLANDS?

2 GRASSLANDS is 112m², which includes two extensions, according to the EPC inspection conducted in January 2020. This puts it in the smallest 50% 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 2 GRASSLANDS lies on this distribution: 49% of detached houses houses are smaller than 2 GRASSLANDS, and 51% of houses are larger. Note that EPC data is not available for all properties in Smallfield.

2 GRASSLANDS: Plot and Title Map

2 GRASSLANDS sits on a plot of roughly 0.076 of an acre, or 308m². The below map shows the location of 2 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 2 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 2 GRASSLANDS?

2 GRASSLANDS is located in SMALLFIELD, in the RH6 postcode district. The below map shows the position of No. 2 on GRASSLANDS.