2, SHEPHERDS WAY, BECKINGTON, FROME, BA11 6AL - £820,000

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 SHEPHERDS WAY is a midsized detached house of 181m², which could now be worth an estimated £830,188. It was last sold for £820,000 in May 2023, which was around 81% above the average May 2023 detached price in the Somerset local authority area. The most recent EPC inspection was September 2017, where the current energy rating was B, and the potential energy rating was A.

2 SHEPHERDS WAY Sold Prices

Land registry data shows two sales for 2 SHEPHERDS WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Somerset local authority area for the corresponding sale date. Both of the two 2 SHEPHERDS WAY 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
2023 24 MAY	£820,000	£452,276	81% above HPI
2018 28 SEP	£715,000	£372,219	92% above HPI

2 SHEPHERDS WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Somerset local authority area over time, sourced from the HPI. The two 2 SHEPHERDS WAY sales from September 2018 and May 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 2018 sale was for 92% above the HPI. So the extrapolation line tracks at 92% above the HPI over time, until the May 2023 sale, where it falls to 81% above the HPI. The line then continues to track at 81% above the HPI.

What might 2 SHEPHERDS WAY be worth now?

2 SHEPHERDS WAY might now be worth an estimated £830,188.

This is based on house price inflation of 1.2%, between May 2023 and December 2024, for detached houses, in the Somerset local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1.2% inflationary increase is applied to the most recent sale price for 2 SHEPHERDS WAY of £820,000 on 24th May 2023. For the value to have increased from £820,000 to £830,188 over the five months to December 2024, the following assumptions must hold true:

• The value of 2 SHEPHERDS WAY has moved in line with the HPI for detached houses in the Somerset local authority area.
• The May 2023 sale price of £820,000 represented a fair market value for the property.
• The size, condition, and specification of 2 SHEPHERDS WAY has not materially changed since May 2023.

How Large is 2 SHEPHERDS WAY?

2 SHEPHERDS WAY is 181m² according to the EPC inspection conducted in September 2017. This puts it in the largest 40% of detached houses houses in Beckington, based on EPC data. The below chart shows the distribution of detached houses houses by size in Beckington, and where 2 SHEPHERDS WAY lies on this distribution: 59% of detached houses houses are smaller than 2 SHEPHERDS WAY, and 36% of houses are larger. Note that EPC data is not available for all properties in Beckington.

2 SHEPHERDS WAY: Plot and Title Map

2 SHEPHERDS WAY sits on a plot of roughly 0.128 of an acre, or 520m². The below map shows the location of 2 SHEPHERDS 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 SHEPHERDS 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 SHEPHERDS WAY?

2 SHEPHERDS WAY is located in BECKINGTON, in the BA11 postcode district. The below map shows the position of No. 2 on SHEPHERDS WAY.