2, PIPPINS APPROACH, NORMANTON, WF6 2BZ - £180,000

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 PIPPINS APPROACH is a midsized extended detached house of 104m², built sometime between 1996 and 2002, which could now be worth an estimated £306,530. It was last sold for £180,000 in September 2013, which was around 1% below the average September 2013 detached price in the Wakefield local authority area. The most recent EPC inspection was April 2024, where the current energy rating was C, and the potential energy rating was B.

2 PIPPINS APPROACH Sold Prices

Land registry data shows two sales for 2 PIPPINS APPROACH since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Wakefield local authority area for the corresponding sale date. One of the two 2 PIPPINS APPROACH sales was for below the average price, whilst the other 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
2013 27 SEP	£180,000	£181,716	1% below HPI
1996 23 AUG	£89,950	£73,620	22% above HPI

2 PIPPINS APPROACH Price Paid vs. HPI Average

The below graph shows the average detached house price in the Wakefield local authority area over time, sourced from the HPI. The two 2 PIPPINS APPROACH sales from August 1996 and September 2013 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 1996 sale was for 22% above the HPI. So the extrapolation line tracks at 22% above the HPI over time, until the September 2013 sale, where it falls to 1% below the HPI. The line then continues to track at 1% below the HPI.

What might 2 PIPPINS APPROACH be worth now?

2 PIPPINS APPROACH might now be worth an estimated £306,530.

This is based on house price inflation of 70.3%, between September 2013 and December 2024, for detached houses, in the Wakefield local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 70.3% inflationary increase is applied to the most recent sale price for 2 PIPPINS APPROACH of £180,000 on 27th September 2013. For the value to have increased from £180,000 to £306,530 over the ten years and nine months to December 2024, the following assumptions must hold true:

• The value of 2 PIPPINS APPROACH has moved in line with the HPI for detached houses in the Wakefield local authority area.
• The September 2013 sale price of £180,000 represented a fair market value for the property.
• The size, condition, and specification of 2 PIPPINS APPROACH has not materially changed since September 2013.

How Large is 2 PIPPINS APPROACH?

2 PIPPINS APPROACH is 104m², which includes one extension, according to the EPC inspection conducted in April 2024. This puts it in the smallest 50% of detached houses houses in Normanton, based on EPC data. The below chart shows the distribution of detached houses houses by size in Normanton, and where 2 PIPPINS APPROACH lies on this distribution: 46% of detached houses houses are smaller than 2 PIPPINS APPROACH, and 52% of houses are larger. Note that EPC data is not available for all properties in Normanton.

2 PIPPINS APPROACH: Plot and Title Map

2 PIPPINS APPROACH sits on a plot of roughly 0.086 of an acre, or 350m². The below map shows the location of 2 PIPPINS APPROACH, 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 PIPPINS APPROACH). 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 PIPPINS APPROACH?

2 PIPPINS APPROACH is located in NORMANTON, in the WF6 postcode district. The below map shows the position of No. 2 on PIPPINS APPROACH.