2, HORSESHOE CLOSE, ROCHE, ST AUSTELL, PL26 8FD - £220,000

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

2 HORSESHOE CLOSE is a large detached house of 125m², built sometime between 1996 and 2002. It was last sold for £220,000 in March 2014, which was around 22% below the average March 2014 detached price in the Cornwall local authority area. The most recent EPC inspection was September 2019, where the current energy rating was D, and the potential energy rating was C.

2 HORSESHOE CLOSE Sold Prices

Land registry data shows four sales for 2 HORSESHOE CLOSE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Cornwall local authority area for the corresponding sale date. All of the four 2 HORSESHOE CLOSE 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
2014 14 MAR	£220,000	£280,896	22% below HPI
2009 18 MAY	£185,000	£251,618	26% below HPI
2003 19 JUN	£160,000	£210,608	24% below HPI
2002 20 AUG	£135,000	£171,027	21% below HPI

2 HORSESHOE CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cornwall local authority area over time, sourced from the HPI. The four 2 HORSESHOE CLOSE sales between August 2002 and March 2014 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 May 2009 sale was for 26% below the HPI. So the extrapolation line tracks at 26% below the HPI over time, until the March 2014 sale, where it rises to 22% below the HPI. The line then continues to track at 22% below the HPI.

How Large is 2 HORSESHOE CLOSE?

2 HORSESHOE CLOSE is 125m² according to the EPC inspection conducted in September 2019. This puts it in the largest 30% of detached houses in Roche, based on EPC data. The below chart shows the distribution of detached houses by size in Roche, and where 2 HORSESHOE CLOSE lies on this distribution: 78% of detached houses are smaller than 2 HORSESHOE CLOSE, and 22% of houses are larger. Note that EPC data is not available for all properties in Roche.

2 HORSESHOE CLOSE: Plot and Title Map

2 HORSESHOE CLOSE sits on a plot of roughly 0.074 of an acre, or 300m². The below map shows the location of 2 HORSESHOE CLOSE, 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 HORSESHOE CLOSE). 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 HORSESHOE CLOSE?

2 HORSESHOE CLOSE is located in ROCHE, in the PL26 postcode district. The below map shows the position of No. 2 on HORSESHOE CLOSE.