2, THE BEECHES, WARMINSTER, BA12 8LD - £167,500

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 THE BEECHES is a small extended semi-detached house of 91m², built sometime between 1996 and 2002, which could now be worth an estimated £276,291. It was last sold for £167,500 in November 2012, which was around 16% below the average November 2012 semi-detached price in the Wiltshire local authority area. The most recent EPC inspection was August 2012, where the current energy rating was D, and the potential energy rating was B.

2 THE BEECHES Sold Prices

Land registry data shows two sales for 2 THE BEECHES since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Wiltshire local authority area for the corresponding sale date. Both of the two 2 THE BEECHES 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
2012 23 NOV	£167,500	£199,371	16% below HPI
1999 29 APR	£81,000	£82,012	1% below HPI

2 THE BEECHES Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Wiltshire local authority area over time, sourced from the HPI. The two 2 THE BEECHES sales from April 1999 and November 2012 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 April 1999 sale was for 1% below the HPI. So the extrapolation line tracks at 1% below the HPI over time, until the November 2012 sale, where it falls to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might 2 THE BEECHES be worth now?

2 THE BEECHES might now be worth an estimated £276,291.

This is based on house price inflation of 64.9%, between November 2012 and February 2025, for semi-detached houses, in the Wiltshire local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 64.9% inflationary increase is applied to the most recent sale price for 2 THE BEECHES of £167,500 on 23rd November 2012. For the value to have increased from £167,500 to £276,291 over the thirteen years and nine months to February 2025, the following assumptions must hold true:

• The value of 2 THE BEECHES has moved in line with the HPI for semi-detached houses in the Wiltshire local authority area.
• The November 2012 sale price of £167,500 represented a fair market value for the property.
• The size, condition, and specification of 2 THE BEECHES has not materially changed since November 2012.

How Large is 2 THE BEECHES?

2 THE BEECHES is 91m², which includes one extension, according to the EPC inspection conducted in August 2012. This puts it in the smallest 40% of semi-detached houses houses in Warminster, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Warminster, and where 2 THE BEECHES lies on this distribution: 32% of semi-detached houses houses are smaller than 2 THE BEECHES, and 67% of houses are larger. Note that EPC data is not available for all properties in Warminster.

2 THE BEECHES: Plot and Title Map

2 THE BEECHES sits on a plot of roughly 0.056 of an acre, or 227m². The below map shows the location of 2 THE BEECHES, 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 THE BEECHES). 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 THE BEECHES?

2 THE BEECHES is located in WARMINSTER, in the BA12 postcode district. The below map shows the position of No. 2 on THE BEECHES.