2, HERON WAY, WATTON, THETFORD, IP25 6UW - £275,000

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 HERON WAY is a small detached house of 76m², built sometime between 1996 and 2002, which could now be worth an estimated £282,542. It was last sold for £275,000 in December 2023, which was around 24% below the average December 2023 detached price in the Breckland local authority area. The most recent EPC inspection was April 2018, where the current energy rating was D, and the potential energy rating was B.

2 HERON WAY Sold Prices

Land registry data shows three sales for 2 HERON WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Breckland local authority area for the corresponding sale date. Two of the three 2 HERON WAY sales were for below the average price, whilst one was 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
2023 19 DEC	£275,000	£360,542	24% below HPI
2009 28 SEP	£157,500	£204,795	23% below HPI
2000 17 MAR	£104,910	£96,127	9% above HPI

2 HERON WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Breckland local authority area over time, sourced from the HPI. The three 2 HERON WAY sales between March 2000 and December 2023 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 September 2009 sale was for 23% below the HPI. So the extrapolation line tracks at 23% below the HPI over time, until the December 2023 sale, where it falls to 24% below the HPI. The line then continues to track at 24% below the HPI.

What might 2 HERON WAY be worth now?

2 HERON WAY might now be worth an estimated £282,542.

This is based on house price inflation of 2.7%, between December 2023 and February 2025, for detached houses, in the Breckland local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.7% inflationary increase is applied to the most recent sale price for 2 HERON WAY of £275,000 on 19th December 2023. For the value to have increased from £275,000 to £282,542 over the two years and ten months to February 2025, the following assumptions must hold true:

• The value of 2 HERON WAY has moved in line with the HPI for detached houses in the Breckland local authority area.
• The December 2023 sale price of £275,000 represented a fair market value for the property.
• The size, condition, and specification of 2 HERON WAY has not materially changed since December 2023.

How Large is 2 HERON WAY?

2 HERON WAY is 76m² according to the EPC inspection conducted in April 2018. This puts it in the smallest 30% of detached houses houses in Watton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Watton, and where 2 HERON WAY lies on this distribution: 24% of detached houses houses are smaller than 2 HERON WAY, and 75% of houses are larger. Note that EPC data is not available for all properties in Watton.

2 HERON WAY: Plot and Title Map

2 HERON WAY sits on a plot of roughly 0.085 of an acre, or 342m². The below map shows the location of 2 HERON WAY, 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 HERON WAY). 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 HERON WAY?

2 HERON WAY is located in WATTON, in the IP25 postcode district. The below map shows the position of No. 2 on HERON WAY.