2, SHEPHERDS WAY, CIRENCESTER, GL7 2EY - £740,000

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 very large extended detached house of 177m², built sometime between 1950 and 1966. It was last sold for £740,000 in May 2023, which was around 8% above the average May 2023 detached price in the Cotswold local authority area. The most recent EPC inspection was July 2018, where the current energy rating was D, and the potential energy rating was C.

2 SHEPHERDS WAY Sold Prices

Land registry data shows five sales for 2 SHEPHERDS WAY since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Cotswold local authority area for the corresponding sale date. Most of the five 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 11 MAY	£740,000	£684,364	8% above HPI
2019 13 JUN	£675,000	£545,034	24% above HPI
2016 18 JUL	£615,000	£476,401	29% above HPI
1998 28 SEP	£202,500	£172,842	17% above HPI
1996 26 JAN	£102,000	£121,451	16% below HPI

2 SHEPHERDS WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cotswold local authority area over time, sourced from the HPI. The five 2 SHEPHERDS WAY sales between January 1996 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 June 2019 sale was for 24% above the HPI. So the extrapolation line tracks at 24% above the HPI over time, until the May 2023 sale, where it falls to 8% above the HPI. The line then continues to track at 8% above the HPI.

What might 2 SHEPHERDS WAY be worth now?

2 SHEPHERDS WAY might now be worth an estimated £761,787.

This is based on house price inflation of 2.9%, between May 2023 and December 2024, for detached houses, in the Cotswold local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 2.9% inflationary increase is applied to the most recent sale price for 2 SHEPHERDS WAY of £740,000 on 11th May 2023. For the value to have increased from £740,000 to £761,787 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 Cotswold local authority area.
• The May 2023 sale price of £740,000 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 177m², which includes one extension, according to the EPC inspection conducted in July 2018. This puts it in the largest 20% of detached houses houses in Cirencester, based on EPC data. The below chart shows the distribution of detached houses houses by size in Cirencester, and where 2 SHEPHERDS WAY lies on this distribution: 86% of detached houses houses are smaller than 2 SHEPHERDS WAY, and 14% of houses are larger. Note that EPC data is not available for all properties in Cirencester.

2 SHEPHERDS WAY: Plot and Title Map

2 SHEPHERDS WAY sits on a plot of roughly 0.151 of an acre, or 612m². 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 CIRENCESTER, in the GL7 postcode district. The below map shows the position of No. 2 on SHEPHERDS WAY.