2, THE LARCHES, YSTRADOWEN, COWBRIDGE, CF71 7TT - £405,000

2 THE LARCHES is a very large detached house of 183m², built sometime between 1991 and 1995. It was last sold for £405,000 in August 2013, which was around 38% above the average August 2013 detached price in the Vale of Glamorgan local authority area. The most recent EPC inspection was March 2011, where the current energy rating was D, and the potential energy rating was C.

2 THE LARCHES Sold Prices

Land registry data shows three sales for 2 THE LARCHES since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Vale of Glamorgan local authority area for the corresponding sale date. All of the three 2 THE LARCHES 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
2013 14 AUG	£405,000	£293,472	38% above HPI
2004 14 DEC	£420,000	£255,128	65% above HPI
2000 12 JAN	£215,000	£118,685	81% above HPI

2 THE LARCHES Price Paid vs. HPI Average

The below graph shows the average detached house price in the Vale of Glamorgan local authority area over time, sourced from the HPI. The three 2 THE LARCHES sales between January 2000 and August 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 December 2004 sale was for 65% above the HPI. So the extrapolation line tracks at 65% above the HPI over time, until the August 2013 sale, where it falls to 38% above the HPI. The line then continues to track at 38% above the HPI.

How Large is 2 THE LARCHES?

2 THE LARCHES is 183m² according to the EPC inspection conducted in March 2011. This puts it in the largest 20% of detached houses in Ystradowen, based on EPC data. The below chart shows the distribution of detached houses by size in Ystradowen, and where 2 THE LARCHES lies on this distribution: 87% of detached houses are smaller than 2 THE LARCHES, and 13% of houses are larger. Note that EPC data is not available for all properties in Ystradowen.

2 THE LARCHES: Plot and Title Map

2 THE LARCHES sits on a plot of roughly 0.134 of an acre, or 542m². The below map shows the location of 2 THE LARCHES, 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 LARCHES). 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 LARCHES?

2 THE LARCHES is located in YSTRADOWEN, in the CF71 postcode district. The below map shows the position of No. 2 on THE LARCHES.